Indio City Council
January 17, 2024

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 1064 of 1555

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to be consistent with the densities, intensities, prohibited uses, and other development conditions defined in the Bermuda Dunes Airport Compatibility Plan. Therefore, impacts would be less than significant.

Summary of Findings: The project would not result in a new or more severe impact than previously evaluated and disclosed.
d) Would the project substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? 2019 General Plan Update EIR Significance Finding: Less Than Significant Future development and capital improvement projects consistent with the General Plan Update would be required to comply with regulations from the City’s roadway engineering standards, Indio Traffic Ordinance, the Bermuda Dunes Airport Master Plan, and California Fire Code emergency access requirements.

Furthermore, future projects would be reviewed for consistency with General Plan Update policies related to airport safety, traffic safety, and emergency access. Compliance with identified regulations and consistency with General Plan Update policies would preclude creation of new traffic hazards. Impacts would be less than significant.

Proposed Project Significance Finding: Less Than Significant Although the proposed land use and zoning would allow for higher-density development than the existing land use and zoning in the County, no specific development is proposed by the project and no physical impacts, including the potential to substantially increase hazards, would occur by virtue of these actions.

Further, any future development would be required to comply with General Plan Update policies, the City’s roadway engineering standards, Indio Traffic Ordinance, the Bermuda Dunes Airport Master Plan, and California Fire Code emergency access requirements. Therefore, impacts would be less than significant.

Summary of Findings: The project would not result in a new or more severe impact than previously evaluated and disclosed.
e) Would the project result in inadequate emergency access? 2019 General Plan Update EIR Significance Finding: Less Than Significant Refer to threshold 3.16(d).

Proposed Project Significance Finding: Less Than Significant Refer to threshold 3.16(d).
f) Would the project conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? 2019 General Plan Update EIR Significance Finding: Less Than Significant Refer to threshold 3.16(b).

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Proposed Project Significance Finding: Less Than Significant Refer to threshold 3.16(b).

3.17 Utilities and Service Systems
a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? 2019 General Plan Update EIR Significance Finding: Less Than Significant The General Plan Update Land Use and Urban Design, and Infrastructure and Public Facilities Elements include overarching goals and policies supporting effective wastewater treatment facilities. These policies would support development of adequate wastewater capacity to serve future demand associated with growth forecast under the General Plan Update. Furthermore, policies related to encouraging the use of greywater are included as Policy IE-3.1 and Policy IE-3.4 (see below; City of Indio 2019b). In addition, all future developers would be required to pay development impact fees, as outlined in Chapters 33 and 57 of the City Municipal Code, which would contribute to the necessary costs required to upgrade and maintain operation of the wastewater treatment facilities. Growth forecast under the General Plan Update may require new wastewater facilities to be constructed during the Plan’s horizon. However, the environmental impacts of any future expansion would be speculative because the nature, magnitude, and location of any new or expanded facilities are not known. Future wastewater infrastructure projects and development projects that necessitate the construction of new or improved wastewater facilities would be required to undergo environmental review pursuant to CEQA that would evaluate potential environmental impacts associated with the construction of such facilities. Impacts would be less than significant.

Applicable General Plan Update Policies
Wastewater Collection and Treatment
Policy IE-3.1 Agency coordination. Work with the Valley Sanitary District (VSD), CVWD, and IWA [Indio Water Authority] to ensure reasonable and adequate wastewater capacity is available to serve current and future demand and pursue opportunities to utilize reclaimed and recycled water.

Policy IE-3.4 Greywater systems in new development. Encourage new residential development to provide easy implementation of greywater systems that redirect water from washbasins, showers, and tubs for use in toilet flushing, irrigation, and other non-potable uses.

Proposed Project Significance Finding: Less Than Significant The increase in allowable dwelling units per acre associated with the land use and zoning change of the proposed project may result in the potential for additional wastewater service needs. As shown in Table 2-2, the project site currently receives wastewater services from the Coachella Sanitation District. Upon expansion of the City’s SOI, the City’s wastewater provider, Valley Sanitary District, would expand its service range to include the project site. However, the proposed project does not include development, and therefore would not require construction of new water or wastewater treatment facilities or expansion of existing facilities. Further, any future development would be required to comply with General Plan Update

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policies and regulations pertaining to wastewater capacity and implementation of greywater systems, such as stated in Policies IE-3.1 and IE-3.4. In addition, all future developers would be required to pay development impact fees, as outlined in Chapters 33 and 57 of the City Municipal Code, which would contribute to the necessary costs required to upgrade and maintain operation of facilities. Therefore, impacts would be less than significant.

Summary of Findings: The project would not result in a new or more severe impact than previously evaluated and disclosed.
b) Would the project require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 2019 General Plan Update EIR Significance Finding: Less Than Significant The City of Indio Municipal Code Section 156.035 identifies standards for design and improvements applicable to subdivisions, and requires improvement plans to identify water system improvements adequate to serve the proposed subdivision. Municipal Code Section 54.062 addresses water conservation in landscaping and prohibits water waste from inefficient landscape irrigation. Required adherence to the above policies would identify and secure water supplies to meet planned growth under the General Plan Update. Adherence to Policies CE-2.1 and CE-2.2 would ensure that the City maintains a water conservation rate schedule (tiered rates, for instance) intended to reduce water use, continues to work with the CVWD and Indio Water Authority to implement water conservation projects, and participates in regional water planning efforts. Adherence to Policy LU-12.2 would ensure that utility service levels for development projects are accommodated for prior to approval. Policy CE-3.9 ensures that new municipal buildings are designed to be sustainable and efficient, implementing water conservation measures (Policy CE-2.3) and, similar to Policy CE-7.6, would ensure that new development projects incorporate native and other droughttolerant plants into project design (see below; City of Indio 2019b). Potential impacts to water systems and water supply would be less than significant.

Applicable General Plan Update Policies
Conservation Element
Policy CE-2.1: Rate Schedule. Work with the Indio Water Authority to continue to maintain a water conservation rate schedule intended to reduce water use.

Policy CE-2.2: Regional Coordination. Continue to work with CVWD and IWA [Indio Water Authority] to implement water conservation projects, including conducting water audits, disseminating information about water conservation measures and rebate programs, and participating in regional water planning efforts.

Policy CE-2.3: New Development Requirements. Require new development projects to implement water conservation measures that are equivalent to or exceed CalGreen Tier One or other applicable standards in effect at the time of development.

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Policy CE-3.9: Municipal Buildings. Continue to take a leadership role in ensuring that municipal buildings are designed to be as sustainable and energy efficient as feasible by:
▪ Requiring new City buildings to achieve LEED Gold certification or an equivalent standard; ▪ Retrofitting existing buildings with renewable energy infrastructure or updating energy efficient appliances and fixtures;
▪ Implementing stringent water conservation measures;
▪ Capturing and reusing rainwater to the extent feasible; and ▪ Planting new native or low water use trees in conjunction with City-initiated projects to expand Indio’s urban forest, decrease demand for air conditioning, and reduce the heat island effect.

Policy CE-7.6: Native Plants. Incorporate native desert plant materials into new development projects to the extent possible and feasible.

Land Use Element
Policy LU-12.2: Adequate Infrastructure. Ensure adequate infrastructure and utility service levels before approving new development.

Proposed Project Significance Finding: Less Than Significant As noted in threshold 3.17(a), the increase in allowable dwelling units per acre associated with the land use and zoning change may result in the potential for additional wastewater service needs. As shown in Table 2-2, the project site currently receives wastewater services from the Coachella Sanitation District and water supply service from the Coachella Valley Water Authority. Upon expansion of the City’s SOI, the City’s wastewater provider, Valley Sanitary District, and water supply provider, Indio Water Authority, would expand their service territories to include the project site. However, the proposed project does not include development, and therefore would not require construction of new water or wastewater treatment facilities or expansion of existing facilities. Further, any future development would be required to comply with General Plan Update policies and regulations pertaining to wastewater conservation. Policy LU-12.2 would ensure that utility service levels for development projects are accommodated for prior to approval. Therefore, impacts would be less than significant.

Summary of Findings: The project would not result in a new or more severe impact than previously evaluated and disclosed.
c) Would the project have sufficient water supplies available to serve the project from existing entitlements and resources, or are new expanded entitlements needed? 2019 General Plan Update EIR Significance Finding: Less Than Significant Refer to threshold 3.17(b).

Proposed Project Significance Finding: Less Than Significant Refer to threshold 3.17(b).

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d) Would the project require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 2019 General Plan Update EIR Significance Finding: Less Than Significant The General Plan Update EIR determined that all future development consistent with the General Plan Update would be required to comply with Section 55.26 of the Municipal Code, which requires new development and redevelopment to control the rate and volume of stormwater runoff and installation of stormwater infrastructure, such as retention structures, subsurface areas, cisterns, or other structures, at the discretion of the City Director of Public Works or designee. Goals and policies of the General Plan Update Land Use and Urban Design, and Infrastructure and Public Facilities Elements would support provision of adequate stormwater facilities in the Planning Area. Future development projects would be required to comply with stringent regulatory requirements of the Regional Water Quality Control Board, the City Municipal Code, and CEQA, thereby effectively controlling stormwater runoff. Therefore, impacts associated with stormwater facilities resulting from implementation of the General Plan Update would be less than significant.

Proposed Project Significance Finding: Less Than Significant As noted in threshold 3.17(a), no specific development is proposed by the project. As shown in Table 2-2, the project site would continue to receive stormwater drainage services by its existing provider, Coachella Valley Water District. Additionally, future development projects would be required to comply with stringent regulatory requirements of the Regional Water Quality Control Board, the City Municipal Code, and CEQA.

Therefore, impacts associated with stormwater facilities resulting from implementation of the proposed project would be less than significant.

Summary of Findings: The proposed project would not result in a new or more severe impact than previously evaluated and disclosed.
e) Would the project be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs?
2019 General Plan Update EIR Significance Finding: Less Than Significant The General Plan Update EIR determined that all future developers would be required to comply with the City-mandated diversion requirements, Municipal Code requirements, and General Plan Update policies.

Required adherence would maximize waste stream diversions and help reduce solid waste disposal impacts related to compliance with federal, state, and local regulations related to the solid waste generated from future development in accordance with the General Plan Update. Regional landfills would remain open up to and past the General Plan Update horizon year of 2040, and have capacity to meet the future needs of the City of Indio. The City will continue to coordinate with the County regarding solid waste disposal capacity. Therefore, impacts would be less than significant.

Proposed Project Significance Finding: Less Than Significant As noted in threshold 3.17(a), no specific development is proposed by the project. However, the increase in allowable dwelling units per acre associated with the land use and zoning change may result in the potential for additional solid waste needs. As shown in Table 2-2, the project site would continue to be

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serviced by its existing solid waste provider, Burrtec. Additionally, all future development would be required to comply with the City-mandated diversion requirements, Municipal Code requirements, and General Plan Update policies. Impacts would be less than significant.

Summary of Findings: The proposed project would not result in a new or more severe impact than previously evaluated and disclosed.
f) Would the project comply with federal, state, and local statutes and regulations related to solid waste? 2019 General Plan Update EIR Significance Finding: Less Than Significant Refer to threshold 3.17(e).

Proposed Project Significance Finding: Less Than Significant Refer to threshold 3.17(e).

3.18 Mandatory Findings of Significance
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory?
As described in the analysis above, the proposed project would not result in new impacts to biological resources and/or cultural resources. Impacts to biological resources and cultural resources would remain less than significant.
b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.)
As defined in the CEQA Guidelines, cumulative impacts are the incremental effects of an individual project when viewed in connection with the effects of past, current, and reasonably foreseeable projects within the cumulative impact area (CEQA Guidelines Section 15355). When considered together, two or more individual effects combine to compound or increase other environmental impacts. Cumulative impacts are based on the buildout of a project and the surrounding area, including all other known projects in the surrounding area.

Although the project may lead to an increase in the development potential within the overall area, new development would have the potential to occur within the area with or without the project. Nevertheless, new development would have the potential to result in cumulatively significant effects in the project area, depending on the locations, sizes, and timing of such future potential projects. As such, these future projects would be subject to project-specific CEQA review at the time such projects are proposed. When and if such projects are proposed, details regarding the size and location of such projects will enable an

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analysis of potential environmental effects to be conducted, including an analysis of cumulatively considerable effects, if any.

For the reasons described above, although the cumulative scenario may have changed since the time of the General Plan Update EIR, the cumulative impact determinations for the project would be the same or similar to those identified in the EIR. For these reasons, the project would not result in new significant cumulative environmental effects or a substantial increase in the severity of a previously identified cumulatively significant effect. Furthermore, as demonstrated above, there are no substantial changes with respect to circumstances under which the project will be undertaken, and there is no new information of substantial importance that has become available relative to cumulative impacts that would lead to a new cumulatively significant impact or that would increase the severity of a previously identified cumulatively significant impact.
c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
The General Plan Update EIR determined that future development consistent with the General Plan Update could potentially have harmful effects on the environment, such as air quality and noise, which could affect humans either directly or indirectly. Although the proposed land use and zoning would allow for higherdensity development than the existing land use and zoning in the County, the proposed single-family use would be similar to the underlying County-zoning for single-family homes. In addition, no specific development is proposed by the project, and no physical impacts, including adverse impacts to human beings, would occur by virtue of these actions. Further, any future development would be required to comply with General Plan Update policies and regulations protecting human beings, as discussed in this Addendum. Therefore, impacts would be less than significant.

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4 References and Preparers

4.1 References
City of Coachella. 2014. City of Coachella General Plan Update Environmental Impact Report. October 2014.

Accessed July 2023. https://cityofcoachellageneralplanupdate.weebly.com/ uploads/1/2/1/2/12129446/00_cover_and_toc.pdf.

City of Coachella. 2015. City of Coachella General Plan Update. April 2015. Accessed July 2023. https://www.coachella.org/home/showpublisheddocument/8401/637818909919370000.

City of Coachella. 2023. Addendum Environmental Impact Report for the General Plan (Sch No: 2009021007) for the General Plan Update Project, City of Coachella, California. Prepared by LSA Associates. June 2023. https://mccmeetingspublic.blob.core.usgovcloudapi.net/coachelaca-meet533fee41d894458d97c2b36b97eecc2f/ITEM-Attachment-001- f8e2a9e07342491991f8ef9b9ab6e12d.pdf.

City of Indio. 2019a. Final Environmental Impact Report for the City of Indio General Plan Update, Indio, California (SCH# 2015081021). Prepared for the City of Indio by Rincon Consultants. June 2019. https://www.indio.org/home/showpublisheddocument/3681/638174340014770000.

City of Indio. 2019b. City of Indio General Plan. September 18, 2019. Accessed July 2023. https://www.indio.org/home/showpublisheddocument/3321/638053330127130000.

City of Indio. 2022. City of Indio Unified Development Code. Effective October 22, 2022. https://www.indio.org/home/showpublisheddocument/3314/638046229914700000.

County of Riverside. 2021a. Riverside County General Plan. September 2021. Accessed July 2023. https://planning.rctlma.org/sites/g/files/aldnop416/files/migrated/Portals-14-Ch03-Land-20Use-FINAL209-28-21.pdf.

County of Riverside. 2021b. Eastern Coachella Valley Area Plan. Revised September 28, 2021. https://planning.rctlma.org/sites/g/files/aldnop416/files/migrated/Portals-14-genplan-GPA-2022- Compiled-ECVAP-4-2022-rev.pdf.

County of Riverside. 2023. County of Riverside Operational Area Multi-Jurisdictional Local Hazard Mitigation Plan. April 2023. https://rivcoready.org/sites/g/files/aldnop181/files/2023-08/MJLHMP%208.7.23.pdf.

CVAG (Coachella Valley Association of Governments). 2016. Coachella Valley Multiple Species Habitat Conservation Plan and Natural Community Conservation Plan. Prepared by the Coachella Valley Mountains Conservancy. September 2007, last amended August 2016. https://cvmshcp.org/ plan-documents/.

CVWD (Coachella Valley Water District). 2023. CVWD Map. Accessed July 2023. http://www.cvwd.org/333/ CVWD-Map.

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RCALUC (Riverside County Airport Land Use Commission). 2004. Riverside County Airport Land Use Compatibility Plan. October 14, 2004. https://rcaluc.org/current-compatibility-plans.

RCFD (Riverside County Fire Department). 2023. “Service Area.” Accessed July 2023. https://www.rvcfire.org/about-us/service-area.

4.2 List of Preparers
Dudek
Sean Kilkenny – Project Manager, Development Services
Chelsea Ohanesian – CEQA/NEPA Planner
Laurie Grover – Planning and Urban Design Planner
Lisa Valdez – Transportation Specialist
Jim Cowan – Lead Acoustician
Jennifer Reed – Air Quality Services Manager
Amy Noles – Air Resources Specialist
Andrew Greis – GIS Analyst

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Oasis Club Dr
Highway 111
Gerald Ford
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Cook St
Frank Sinatra Dr
Monterey
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Tamarisk RowDr
Portola Ave
Avenue 50
Madison St
Avenue 42
Dillon Rd
Avenue 48
Fred Waring Dr
Jackson St
Hovley Lane East
WashingtonSt
Monroe St
G olf Center Pkwy
Country Club Dr
Avenue 52
El Dorado Dr
Doctor Carreon Blvd
Dinah Shore Dr
Dune Palms Rd
Tyler St
Van Buren St
Avenue 46
42nd Ave
Burr St
SunCity Blvd
Avenue 44
Magnesia Falls Dr
Varner Rd
Eisenhower Dr
Miles Ave
El Paseo
Avenue 40
Adams St
Clinton St
Calhoun St
E Ramon Rd
Polk St
Avenue 43
Vista del Sur
Requa Ave
Deep Canyon Rd
Warner Trail

CITY OF COACHELLA

CITY OF INDIAN WELLS

CITY OF INDIO

CITY OF LA QUINTA

CITY OF PALM DESERT
111
74 86
111
10 10
Southeastern Sphere II
Southeastern Sphere I
Regional Location
Sphere of Influence Modification for the City of Indio, CA SOURCE: County of Riverside 2023; Open Street Map; ESRI World Imagery Date: 12/29/2023 - Last saved by: agreis - Path: Z:\Projects\j1532201\MAPDOC\DOCUMENT\CEQA\Figure2-1_RegionalLocation.mxd 02 1 Miles
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FIGURE 2-1
Temecula
Blythe
Murrieta
Indian Wells Lake Elsinore
Rancho Mirage San
Jacinto Corona
Beaumont Cathedral City
San
Bernardino
County
San Diego
County
Imperial
County
Mexico Arizona
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95 243
18 71
57 247
74 94
91 39
241
54 125
206
195
56 330
78 173
115 67
60 2
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58 38
76 79
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98 86
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805
5 215
10 15
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Southeastern Sphere I
Grapefruit Blvd
Avenue 50
Cesar Chavez St
Avenue 52
Monroe St
Jackson St
Van Buren St
Avenue 51 4th St
Bellissima Ave
J al si coAve
A llend eD r
Ma za tl na Dr
Celebration Dr
Calle Verde
Cairo Ave
Via Prado
Cal le Di ego
Meriwe t h er Way
Frederick St
Greco Dr
Goya Dr
Avenue 49
Avenue 53
Calle Camacho
Calle Techa
Calle Avila
Pedro Dr
53rd Ave
H ope Pl
Zenda Dr
Calle Rojo
Valley Rd
Romero St
Da y Star D r
Lapis Dr
Summer St
El Arco St
Brianne Ln
Julia Dr
Linda Ave
Via Zahidi
Newport St
San Asis Dr
Anastacia Ct
1st St
La Jolla Ave
Cinnabar Ln
Calle Ocaso
Calle el Sol
Calle Bonita
Hibisco St
6th St
Moonlit Dr
Calle Leandro
Fiesta Rd
Braley Ct
Jazmin St
Christina Rd
Violet St
Palm Ave
Palazo St
La Orange Way
Jennifer Way
Guitron St
Suncrest St
Lundberg Ln
Douma St
Chaparrosa St
Pr mi it iv o Dr
Mecca St
ContentoSt
Westerfield Way Avenida de Oro
Polo Estates Blvd
Ale g re
Cabrillo Pl
Capitola Ave
Magellan Pl
Phoenix Ave
Chiap a s Dr
Desert Grove Dr
Campolin a Dr
Todos Santos Ave
MajestiqueDr
Bagdad Ave
Calendula Ave
RanchoSanta n a Dr
Avenida Adobe
Harrison St
Tripoli Way
Humboldt Blvd
Calhoun St

CITY OF INDIO

CITY OF COACHELLA
Project Location
Sphere of Influence Modification for the City of Indio, CA SOURCE: County of Riverside 2023; Open Street Map; ESRI World Imagery Date: 12/29/2023 - Last saved by: agreis - Path: Z:\Projects\j1532201\MAPDOC\DOCUMENT\CEQA\Figure2-2_ProjectLocation.mxd 0 2,000 1,000 Feet
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FIGURE 2-2Page 183 of 196 AGENDA ITEM #10.4
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Avenue 52
Jackson St
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Greco Dr
Corte la Morada
Via Valencia
San Rey Dr
Manhattan Ave
Cinnabar Ln
Copperidge St
Calle el Sol
Calle Ocaso
La Jolla Ave
Paseo Barcelona
S pirit Mountain Dr
Zenda Dr
Laguna Ln
Capitola Ave
Huntington Ave
Jaderock Rd Avenida Verano
San Solano Rd
Nicklecreek Dr
Calle Tolosa
San Capistrano Dr
San Asis Dr
Challenger Dr
Shadowrock Dr
Polo Estates Blvd
Campolina Dr
Majestique Dr
Calhoun St
Southeastern Sphere II
Southeastern Sphere I
Existing Land Uses
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Parcels
County of Riverside Land Use
Rural Community - Estate Density Residential
Estate Density Residential
Very Low Density Residential
Commercial Retail
Agriculture
FIGURE 2-3

CITY OF INDIO

CITY OF COACHELLA

CITY OF INDIO

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Avenue 52
Jackson St
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Paseo Cadiz
Greco Dr
Corte la Morada
Via Valencia
San Rey Dr
Manhattan Ave
Cinnabar Ln
Copperidge St
Calle el Sol
Calle Ocaso
La Jolla Ave
Paseo Barcelona
S pirit Mountain Dr
Zenda Dr
Laguna Ln
Capitola Ave
Huntington Ave
Jaderock Rd Avenida Verano
San Solano Rd
Nicklecreek Dr
Calle Tolosa
San Capistrano Dr
San Asis Dr
Challenger Dr
Shadowrock Dr
Polo Estates Blvd
Campolina Dr
Majestique Dr
Calhoun St
Southeastern Sphere II
Southeastern Sphere I
Existing Zoning
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A-1
A-1-10
A-1-20
C-P-S
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FIGURE 2-4

CITY OF INDIO

CITY OF COACHELLA

CITY OF INDIO

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Avenue 52
Jackson St
Van Buren St
Avenue 51
Celebration Dr
Los Pa ol s Dr
Paseo Cadiz
Greco Dr
Corte la Morada
Via Valencia
San Rey Dr
Manhattan Ave
Cinnabar Ln
Copperidge St
Calle el Sol
Calle Ocaso
La Jolla Ave
Paseo Barcelona
S pirit Mountain Dr
Zenda Dr
Laguna Ln
Capitola Ave
Huntington Ave
Jaderock Rd Avenida Verano
San Solano Rd
Nicklecreek Dr
Calle Tolosa
San Capistrano Dr
San Asis Dr
Challenger Dr
Shadowrock Dr
Polo Estates Blvd
Campolina Dr
Majestique Dr
Calhoun St
Southeastern Sphere II
Southeastern Sphere I
Proposed General Plan Land Use
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Project Boundary
Project Areas
Cities
General Plan Land Use
Desert Estates
Desert Estates Transition
Suburban Neighborhood Low
Suburban Neighborhood High
Neighborhood Center
Public and Institutional
Parks and Open Space
Parcels
FIGURE 2-5

CITY OF INDIO

CITY OF COACHELLA

CITY OF INDIO

CITY OF INDIO GENERAL PLAN EIR ADDENDUM SPHERE OF INFLUENCE EXTENSION PROJECT 15378 96
JANUARY 2024

INTENTIONALLY LEFT BLANK

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 1083 of 1555 Avenue 50
Avenue 52
Jackson St
Van Buren St
Avenue 51
Celebration Dr
Los Pa ol s Dr
Paseo Cadiz
Greco Dr
Corte la Morada
Via Valencia
San Rey Dr
Manhattan Ave
Cinnabar Ln
Copperidge St
Calle el Sol
Calle Ocaso
La Jolla Ave
Paseo Barcelona
S pirit Mountain Dr
Zenda Dr
Laguna Ln
Capitola Ave
Huntington Ave
Jaderock Rd Avenida Verano
San Solano Rd
Nicklecreek Dr
Calle Tolosa
San Capistrano Dr
San Asis Dr
Challenger Dr
Shadowrock Dr
Polo Estates Blvd
Campolina Dr
Majestique Dr
Calhoun St
Southeastern Sphere II
Southeastern Sphere I
Pre-Zoning Designations
Sphere of Influence Modification for the City of Indio, CA SOURCE: County of Riverside 2023; Open Street Map; ESRI World Imagery Date: 12/29/2023 - Last saved by: agreis - Path: Z:\Projects\j1532201\MAPDOC\DOCUMENT\CEQA\Figure2-6_PreZoningDesignations.mxd 0 1,000 500 Feet
Project Boundary
Project Areas
Cities
Parcels
Pre-Zoning Designation
SN-4 - Suburban Neighborhoods-4
DET-3 - Desert Estate Transition-3
FIGURE 2-6

CITY OF INDIO

CITY OF COACHELLA

CITY OF INDIO

CITY OF INDIO GENERAL PLAN EIR ADDENDUM SPHERE OF INFLUENCE EXTENSION PROJECT 15378 98
JANUARY 2024

INTENTIONALLY LEFT BLANK

Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 1085 of 1555 Avenue 50
Avenue 52
Jackson St
Van Buren St
Avenue 51
Celebration Dr
Los Pa ol s Dr
Paseo Cadiz
Greco Dr
Corte la Morada
Via Valencia
San Rey Dr
Manhattan Ave
Cinnabar Ln
Copperidge St
Calle el Sol
Calle Ocaso
La Jolla Ave
Paseo Barcelona
S pirit Mountain Dr
Zenda Dr
Laguna Ln
Capitola Ave
Huntington Ave
Jaderock Rd Avenida Verano
San Solano Rd
Nicklecreek Dr
Calle Tolosa
San Capistrano Dr
San Asis Dr
Challenger Dr
Shadowrock Dr
Polo Estates Blvd
Campolina Dr
Majestique Dr
Calhoun St
Southeastern Sphere II
Southeastern Sphere I
Existing Service Facilities
Sphere of Influence Modification for the City of Indio, CA SOURCE: City of Indio 2023; County of Riverside 2023; Open Street Map; ESRI World Imagery Date: 12/29/2023 - Last saved by: agreis - Path: Z:\Projects\j1532201\MAPDOC\DOCUMENT\CEQA\Figure2-7_ExistingServices.mxd 0 1,000 500 Feet
Project Boundary
Project Areas
Cities
Meters (potable water)
Backflows
Laterals
FIGURE 2-7

CITY OF INDIO

CITY OF COACHELLA

CITY OF INDIO

CITY OF INDIO GENERAL PLAN EIR ADDENDUM SPHERE OF INFLUENCE EXTENSION PROJECT 15378 100
JANUARY 2024

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Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 1087 of 1555 Grapefruit Blvd
Avenue 50
Cesar Chavez St
Jackson St
Avenue 48
Monroe St
Avenue 52 Van Buren St
Avenue 51
Avenue 54
4t h St
Avenue 53
Madison St
Amu ndson Ave
CelebrationDr
Cairo Ave
Peary Pl
Via Prado
Via Mallorca
Slate Dr
Ca lle Diego
M eriwether Way
Frederick St
Greco Dr
Goya Dr
Calle Camacho
Calle Empalme Calle Techa
Calle Avila
53rd Ave
Calhoun St
8th St
5th St
Zenda Dr
Calle Rojo
Lapis Dr
El Arco St
Julia Dr
Croquet Ct
Linda Ave
Calle el Sol
Calle Rosa
Moonlit Dr
Hibisco St
Fiesta Rd
Braley Ct
Beckman Dr
Violet St
9th St
Pal azo St
Millay Ct
Genoa St
Nelson Ave
Guitron St
Araby Ave
Suncrest St
Lundberg Ln
Douma St
Primitivo D r
Date Ave
Mecca St
ContentoSt
1s t St
Oates Ln
Polo Estates Blvd
Ale gre
Capitola Ave
Cypress St
Caribe Ave
Cortez Pl
Ch iapasDr
Magellan Pl
2nd St
3rd St
Campo lin a Dr
Cabrillo Pl
MajestiqueDr
Balboa Pl
Constitution Dr
Oasis Palms Ave
Bagdad Ave
Palm Ave
Chaparrosa St
Calendula Ave
Solano Ave
Shady Ln
RanchoSan t anaDr
Via Dona
7th St
Aven ida Adobe
Valley Rd
Desert Grove Dr
Tripoli Way
Columbus Way
6th St
Vine Ave
Orchard Ave
Via Savona
Harr si on St
Rose Ave Hjorth St
Humbo dl t B lvd
Avenue 49
Coachella
Valley 29
Coachella
Valley 29
Coachella
Valley 70
Coachella
Valley 70
Southeastern Sphere II
Southeastern Sphere I
Agricultural Preserves
Sphere of Influence Modification for the City of Indio, CA SOURCE: County of Riverside 2023; Open Street Map; ESRI World Imagery Date: 12/29/2023 - Last saved by: agreis - Path: Z:\Projects\j1532201\MAPDOC\DOCUMENT\CEQA\Figure3-2-1_AgriculturalPreserves.mxd 01 0.5 Miles
Project Boundary
Project Areas
1-Mile Buffer
Cities
Agricultural Preserves
FIGURE 3.2-1Page 195 of 196 AGENDA ITEM #10.4
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Resolution No. 10419 : Text amendments to Chapter 3 (Land Use and Urban ... Page 1089 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. 10420: 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 Desert Estates Transition (DET) Land Use Designation for a territory of land identified as Southeastern Sphere II comprised of approximately 228 acres located at the southeast corner of Avenue 50 and Jackson Street
RECOMMENDATION:

Approve Resolution No. 10420
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 Desert Estates Transition (DET) Land Use Designation for a territory of land identified as Southeastern Sphere II comprised of approximately 228 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 two hundred and twenty-eight (228) acres hereafter known asSoutheastern Sphere II south of Avenue 50, a public right-of-way, north of Avenue 52, a public right-of-way, east of Jackson Street, a public right-of-way and east of Calhoun Street, a public right-of-way in unincorporated Riverside County. Southeastern Sphere II is comprised of the following Assessor’s Parcel Numbers: 779310009, 779310008, 779330003, 779330005, 779330008, 779330015, 779310013, 779330006, 779330002, 779330007, 779330012, 779330017, 779330020, 779350003, 779330018, 779310001, 779310003, 779310004, 779310002, 779310007, 779310005, 779310012, 779310014, 779310015, 779310019, 779330004, 779330014, 779310016, 779310018, 779330010, 779330013, 779330016, 779350004, 779350005, 779310010, 779310011, 779330001, 779330009, 779330011, 779310006, 779310017, 779350002, 779350008, 779350009, AGENDA ITEM #10.5
Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1090 of 1555 779350011, 779330019, 779350006, 779350012, 779350001, 779350007 and 779350010.

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 II is immediately west of Jackson Street, a public street right-of-way managed by the City of Indio. Southeastern Sphere II is located east of properties and the Jackson Street public street right-of-way that are currently within the municipal limits of the City of Indio.

The City of Indio operates public safety facilities approximately 2 miles north of Southeastern Sphere II 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 II. 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 Riverside Local Agency Formation Commission analyzed this area as part of the 2018-2022 Municipal Services Review and identified that this area should be considered for possible inclusion in one or more of the adjacent City’s Sphere of Influence and directed the Cities of Indio and Coachella to work cooperatively together to address this possible sphere inclusion. The City of Indio acted in good faith and attempted to engage with the City of Coachella pursuant to the direction the Riverside Local Agency Formation Commission, but was unsuccessful in this endeavor.

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 II 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 II, the addition of specific text addressing Southeastern Sphere II, the amendment to Policy LU-1.1 addressing Southeastern Sphere II 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 II.

The proposed zoning map amendment to establish pre-zoning for the aforementioned parcels of land to Desert Estates Transition-3 (DET-3) would be consistent with and implement the concurrent application of the General Plan map amendment to establish the General Plan land use designation for these parcels to Desert Estates Transition (DET).

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

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1091 of 1555 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 and Zoning Map 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. 2084 recommending to the City Council the approval of Pre-Zoning/Zoning Map Amendment for the heretofore referenced parcels of land included within Southeastern Sphere II 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.I. Criteria for Zoning Amendments
The Planning Commission shall not recommend and the City Council shall not approve an amendment to the Development Code and/or Zoning Map unless the proposed amendment meets the following criteria:

1. The amendment is consistent with the General Plan;
The proposed amendment to the Zoning Map is for the pre-zoning of all the properties comprising Southeastern Sphere II to Desert Estates Transition-3 (DET-3) as specified in the City of Indio Unified Development Code. This action is required by the Riverside Local Agency Formation Commission. It accompanies concurrent amendments to the General Plan and is intended to reflect and implement the intended General Plan land use designation of Desert Estates Transition (DET). The General Plan land use designation and Zoning Map designation will support the future development of the affected properties with rural-oriented lower density and intensity single-family development that is consistent with the current and

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1092 of 1555 future land use designations and patterns of properties to the west and northwest that are within the City of Indio.

2. The proposed amendment is internally consistent with other applicable provisions of the Code;
The proposed amendment to the Zoning Map is for the pre-zoning of all the properties comprising Southeastern Sphere II to Desert Estates Transition-3 (DET-3) as specified in the City of Indio Unified Development Code. This action is required by the Riverside Local Agency Formation Commission. It accompanies concurrent amendments to the General Plan and is intended to reflect and implement the intended General Plan land use designation of Desert Estates Transition. There are no text amendments to the City’s adopted zoning regulations associated with the Zoning Map amendment request and the properties would not be immediately subject to the application of the DET-3 zoning regulations because the affected properties would remain under the regulatory authority of Riverside County until such time that an annexation effort for these properties was successfully completed.

3. Any change in zone boundaries is consistent with the General Plan and is necessary to achieve the balance of land uses desired by the City;
Table 3-1 (Existing Land Uses) of the General Plan 2040 specifies that there are approximately 472 acres of single-family residential land uses within the City that represents 1 percent of the City’s planning area and 2 percent of the City’s developed area. The proposed addition of approximately 228 acres of DET designated land would result in a minor change of 0.08 of a percent increase in the land base and within the planning and developed areas, respectively. The Desert Estates Transition (DET) designation provides a transition between the lowest intensity rural residential areas of the city and the more formal Suburban Neighborhoods.

The inclusion of the Southeastern Sphere II 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 II properties are located immediately east of and contiguous to the current eastern city limits of the City of Indio.

The inclusion of the Southeastern Sphere II 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 II 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 II is located south, southeast and west of existing single-family residential developments within the City limits. Future development of Southeastern Sphere II would be consistent and compatible with density and intensity of the surrounding land uses.

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

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1093 of 1555 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 Desert Estates Transition (DET) land use designation and accompanying Desert Estates Transition-3 (DET3) zoning designation will create opportunities for the development of rural oriented low density new neighborhoods or the expansion of existing low-density 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 684 gross units that would equate to three (3) dwelling units per acre.

4. The amendment will promote the growth of the city in an orderly manner and promote and protect the public health, safety, peace, comfort, and general welfare; and Southeastern Sphere II is located east of existing properties and public rights-of-way that are located within the existing City of Indio municipal limits. The proposed amendments to the General Plan inclusive of the incorporation of Southeastern Sphere II 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 II affected properties and a zoning map amendment to pre-zone the Southeastern Sphere II affected properties would not be detrimental to the public interest, health, safety and general welfare. The inclusion of the properties comprising Southeastern Sphere II 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 II 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 Desert Estates Transition (DET) will establish the policy framework for the orderly growth and development of Southeastern Sphere II. The pre-zoning of the affected properties 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 Southeastern Sphere II that will balance and mitigate impacts to surrounding properties and neighborhoods.

5. The proposed amendment is in compliance with the provisions of the 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_ResolutionNo10420_GPAAmendments_Southeastern Sphere II+Exhibits Attachment2_City of Indio SOI_GP EIR Addendum

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1094 of 1555 APPROVAL(S):

Kevin H. Snyder, Dir. Of Community Development Approved - 11 Jan 2024 Steven Graham, City Attorney Approved - 11 Jan 2024
Bryan H. Montgomery, City Manager Approved - 12 Jan 2024

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1095 of 1555 1 RESOLUTION NO. 10420

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 II COMPRISED OF APPROXIMATELY 228 ACRES LOCATED SOUTH OF AVENUE 50, EAST OF JACKSON STREET, WEST OF CALHOUN STREET AND NORTH OF AVENUE 52 AND APPLYING A GENERAL PLAN LAND USE DESIGNATOIN OF DESERT ESTATES TRANSITION (DET) TO ASSESSOR’S PARCEL NUMBERS 779310009, 779310008, 779330003, 779330005, 779330008, 779330015, 779310013, 779330006, 779330002, 779330007, 779330012, 779330017, 779330020, 779350003, 779330018, 779310001, 779310003, 779310004, 779310002, 779310007, 779310005, 779310012, 779310014, 779310015, 779310019, 779330004, 779330014, 779310016, 779310018, 779330010, 779330013, 779330016, 779350004, 779350005, 779310010, 779310011, 779330001, 779330009, 779330011, 779310006, 779310017, 779350002, 779350008, 779350009, 779350011, 779330019, 779350006, 779350012, 779350001, 779350007 and 779350010
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 two hundred and twentyeight (228) acres hereafter known as Southeastern Sphere II south of Avenue 50, a public right-of-way, north of Avenue 52, a public right-of-way, east of Jackson Street, a public right-of-way and east of Calhoun Street, a public right-of-way in unincorporated Riverside County; and,
WHEREAS, Southeastern Sphere II is comprised of the following Assessor’s Parcel Numbers: 779310009, 779310008, 779330003, 779330005, 779330008, 779330015, 779310013, 779330006, 779330002, 779330007, 779330012, 779330017, 779330020, 779350003, 779330018, 779310001, 779310003, 779310004, 779310002, 779310007, 779310005, 779310012, 779310014, 779310015, 779310019, 779330004, 779330014, 779310016, 779310018, 779330010, 779330013, 779330016, 779350004, 779350005, 779310010, 779310011, 779330001, 779330009, 779330011, 779310006, 779310017, 779350002, 779350008, 779350009, 779350011, 779330019, 779350006, 779350012, 779350001, 779350007 and 779350010; and,

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1096 of 1555 2 WHEREAS, Southeastern Sphere II is currently not located within a Sphere of Influence; and,
WHEREAS, the Riverside Local Agency Formation Commission analyzed this area as part of the 2018-2022 Municipal Services Review and identified that this area should be considered for possible inclusion in one or more of the adjacent City’s Sphere of Influence and directed the Cities of Indio and Coachella to work cooperatively together to address this possible sphere inclusion; and,
WHEREAS, the City of Indio acted in good faith and attempted to engage with the City of Coachella pursuant to the direction the Riverside Local Agency Formation Commission, but was unsuccessful in this endeavor; and, WHEREAS, Southeastern Sphere II is immediately west of Jackson Street, a public street right-of-way managed by the City of Indio; and, WHEREAS, Southeastern Sphere II is located east of properties and the Jackson Street public street right-of-way 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 II 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 II; 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 III 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 II, the addition of specific text addressing Southeastern Sphere II, the amendment to Policy LU-1.1 addressing Southeastern Sphere II 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 Desert Estates Transition (DET) pursuant to the City of Indio General Plan adopted on September 18, 2019; and,

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1097 of 1555 3 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,
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. 2084 recommending to the City Council the approval of the 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,

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1098 of 1555 4 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 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 II 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

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1099 of 1555 5 Southeastern Sphere II affected properties and a zoning map amendment to pre-zone the Southeastern Sphere II 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.

Further, the map amendments to the General Plan Land Use Map would establish a General Plan Land Use Map land use designation of Desert Estates Transition (DET) for the affected parcels. The proposed amendment to the City’s Zoning Map would pre-zone or establish a planned zoning designation of Desert Estates Transition-3 (DET-3) 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 II 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

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1100 of 1555 6 for hospitality-oriented activities and events within the Southeastern Sphere II 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 II 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 II 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 for the development of zoning regulations that would provide for cultural and arts-oriented activities and events within the Southeastern Sphere II 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 472 acres of single-family residential land uses within the City that represents 1 percent of the City’s planning area and 2 percent of the City’s developed area. The proposed addition of approximately 228 acres of DET designated land would result in a minor change of 0.08 of a percent increase in the land base and within the planning and developed areas, respectively. The Desert Estates Transition (DET) designation provides a transition between the lowest intensity rural residential areas of the city and the more formal Suburban Neighborhoods.

The inclusion of the Southeastern Sphere II 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

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1101 of 1555 7 properties are located immediately east of and contiguous to the current eastern city limits of the City of Indio.

The inclusion of the Southeastern Sphere II 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 II 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 rural oriented single-family development if property owners choose to pursue development. Southeastern Sphere II is located east of existing singlefamily residential developments within the City limits. Future development of Southeastern Sphere II would be consistent and compatible with density and intensity of the surrounding land uses.

The inclusion of the Southeastern Sphere II 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 Desert Estates Transition (DET) land use designation and accompanying Desert Estates Transition-3 (DET-3) zoning designation will create opportunities for the development of rural oriented low density new neighborhoods or the expansion of existing low-density 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 684 gross units that would equate to three (3) 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 Desert Estates Transition (DET) for the affected parcels. The proposed amendment to the City’s Zoning Map would pre-zone or establish a planned zoning designation of Desert Estates Transition-3 (DET-3) 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 rural oriented low density and lower intensity single-family development if property owners choose to pursue development.

Southeastern Sphere II is east of existing single-family residential developments within

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1102 of 1555 8 the City limits. Future development of Southeastern Sphere II would be consistent and compatible with density and intensity of the surrounding land uses. The land use designation proposed for Southeastern Sphere II 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 Desert Estates Transition (DET) for the affected parcels. The proposed amendment to the City’s Zoning Map would pre-zone or establish a planned zoning designation of Desert Estates Transition-3 (DET-3) 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 rural oriented 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. Primary access to the project area would be from Jackson Street, a public right-of-way operated by the City of Indio, Avenue 52 that is a public rightof-way operated by Riverside County, Calhoun Street, a public right-of-way operated by Riverside County and internal private streets. 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 II 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 II affected properties and a zoning map amendment to pre-zone the Southeastern Sphere II affected properties would not be detrimental to the public interest, health, safety and general welfare. The inclusion of the properties comprising Southeastern Sphere II 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 II will, if ultimately annexed into the City promote a harmonious and consistent land use pattern with adjacent properties in the City as well

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1103 of 1555 9 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 Desert Estates Transition (DET) will establish the policy framework for the orderly growth and development of Southeastern Sphere II. The pre-zoning of the affected properties to Desert Estates Transition-3 (DET-3) 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 Southeastern Sphere II 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.

SECTION 4. Council Approval of General Plan Map Amendment. The City Council hereby approves the General Plan Map Amendment for Assessor’s Parcel Numbers 779310009, 779310008, 779330003, 779330005, 779330008, 779330015, 779310013, 779330006, 779330002, 779330007, 779330012, 779330017, 779330020, 779350003, 779330018, 779310001, 779310003, 779310004, 779310002, 779310007, 779310005, 779310012, 779310014, 779310015, 779310019, 779330004, 779330014, 779310016, 779310018, 779330010, 779330013, 779330016, 779350004, 779350005, 779310010, 779310011, 779330001, 779330009, 779330011, 779310006, 779310017, 779350002, 779350008, 779350009, 779350011, 779330019, 779350006, 779350012, 779350001, 779350007 and 779350010 as specified in Exhibit “A” to Desert Estates Transition (DET) 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

Resolution No. 10420: Text amendments to Chapter 3 (Land Use and Urban D... Page 1104 of 1555 10 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

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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

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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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3-15
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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3-16
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.

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Figure 3-7: Illustration of Midtown Infill Center and Neighborhoods Mixed use, neighborhood centers, gateway center
Dr. Carreon Blvd
Requa Ave
Jackson StOasis StArabia St
Clinton St.

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Downtown and Neighborhoods
Downtown Indio and the neighborhoods to the east and west represent the historic core of Indio. The General Plan – and parallel Downtown Specific Plan – envision the revitalization of the downtown as the civic and cultural heart of the community. The downtown is envisioned as a vibrant, mixed-use center of the City with residential, educational, civic, entertainment, office, and retail uses. The vision is also to reestablish passenger rail service, to reinvest in adjoining neighborhoods, and to reinvent the Highway 111 corridor. The downtown will be well connected to a new Midtown area and the adjacent neighborhoods.

Subarea Strategies:
+ Support the implementation of the Downtown Specific Plan + Lead local businesses, property owners, the arts community, and the College of the Desert in the revitalization of Downtown as the central meeting place for living, working, dining, entertainment, civic, and cultural activities.
+ 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
+ Collaborate with the staff of Riverside County‘s expanded Downtown Government Center to anticipate the demand for future retail, dining, and professionalservice needs on adjacent or nearby sites.
+ Implement a placemaking program transitioning from a short-term lighter, quicker, cheaperstrategy to longer-term fixed placemaking solutions.
+ Align infrastructure investments and the capital improvement program (CIP) with the aim of creating a walkable pedestrian-oriented character in the subarea. Maintain all existing streets, and with new development, require new paseos, pathways, bikeways, and walkways to increase connectivity. + Reduce surface parking by lower parking requirements, unbundling park (unbundling involves separating the cost to rent a parking space from the cost to rent an apartment), and establishing a shared parking system.
+ Work with local and regional transit agencies to assess and eventually establish passenger rail service to the Downtown.

Pedestrian oriented downtown and paseo

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Central Neighborhoods
These areas lie just to the south of the Highway 111 corridor and the Midtown, West Gateway, and Downtown subareas. The Central Neighborhoods are characterized by single-family suburban housing development.

This area is not expected to undergo significant change in the future. Rather the area will preserve the existing housing stock. Improvements envisioned for this area may include streetscape enhancements to improve safety and comfort for pedestrians and bicyclists, and to better connect the neighborhoods to Midtown, Downtown, and Highway 111. Streetscape improvements may also include aesthetic and environmental beautification. New neighborhood-serving commercial uses are also encouraged through infill development on opportunity sites on major streets and avenues.

Subarea Strategies:
+ Identify active transportation and transit options and develop implementation strategies. + Encourage infill residential development to encourage neighborhood cohesion. + Cluster medical uses around JFK Hospital and adjacent medical uses. + Consider the use of CDBG funding in this neighborhood to improve physical infrastructure.

Single family residential neighborhoods Trilogy at the Polo Club Active Adult Community Class II bikeway Multi-family residential neighborhood

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Southern Neighborhoods
These neighborhoods lie between the Central Neighborhoods and the Festival District, presenting the opportunity for a rural/resort lifestyle with easy accessto the commercial and civic amenities of Midtown and Downtown and the entertainment offerings of the Festival District. This quiet, secluded living environment close to Indio’s arts and entertainment hubs (the Festival grounds) provides these neighborhoods with a unique value proposition and can help support this Plan’s primary goals for supporting the success of those important centers of community life.

Subarea Strategies:
+ Keep neighborhoodsstable.
+ Improve multi-modal access to Midtown and the Festival District + Keep 20-acre minimum project master plan requirement in place for new development to maintain quality and cohesiveness.
+ Allow for usesthat can benefit and create synergies with activities and eventsin the Festival District.

Resort

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Festival District
Indio’s Festival District represents an unlikely and unique resource for the community – a private initiative that has put this City on the international entertainment map. The success of this venue springs from its combination of isolation and accessibility. As it matures from occasional concerts and special events to a more permanent venue, there are opportunities for surrounding it with carefully-considered hospitality and visitor-serving facilities and resort-oriented housing.

Subarea Strategies:
+ Strictly limit uses of surrounding properties to uses that are directly supportive of, or not in conflict with, festival-resort atmosphere.
+ Provide all-mode connectivity between new hospitality and resort development to the festival grounds to promote a safe, active and attractive environment for visitors. Preserve and enhance access to and from District.
+ Retain 20-acre minimum project master plan requirement in place for new development to help maintain a high-quality and cohesive design character. Incentivize smaller properties to coordinate with adjacent properties. Consider the development of a coordinated Festival District Strategy. + Consider hospitality support services, small-scale service retail, and resort-oriented housing that add to a cohesive festival district.
+ Protect the festival grounds from encroachment by potential land use incompatibilities, recognizing the highly variable and intense use of the festival grounds. + Align capital improvement program (CIP) with infrastructure needs that support ongoing festival operations.
+ Work with festival operators and promoters to capture as much secondary and off site economic activity as possible. In particular work on maximizing transient-occupancy taxes (TOT) and other local revenues that could be generated by activities at the Festival grounds. + Encourage festival and event operatorsto utilize local laborfrom the community whenever possible.

Consider negotiating community benefits agreements as part of any extraordinary permitting.

Coachella Valley Music and Arts Festival

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Northern Sphere
This subarea contains the northern portion of Indio’s sphere of influence. The area is largely passive and active open space, housing a limited amount of existing commercial development and resource extraction.

The Northern Sphere is considered a long-term planning reserve area. It may be considered for future urban expansion, including Desert Estates, when and if the capacity of Indio’s existing incorporated area is substantially exhausted. Annexation must not create a revenue drain on the City. Much of the subarea is covered by the Coachella Valley Multi-Species Habitat Conservation Plan (CVMSHCP). Hillside views from Indio should be maintained.

Subarea Strategy:
+ Support active and passive recreational opportunitiesin the area. + Implement the Coachella Valley Multi-Species Habitat Conservation Plan. + Before allowing annexation, create a land use plan and conduct a related fiscal analysis that demonstrates that annexation will be revenue neutral or revenue enhancing. + Strongly limit the type, location, and nature of new development, in compliance with CVMSHCP.

Hiking trails in Indio

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Eastern Sphere
This subarea contains the eastern portion of Indio’s sphere of influence. The area is largely passive open space, housing a limited amount of existing commercial development and resource extraction. The Eastern Sphere is considered a long-term planning reserve area. It may be considered for future urban expansion, including Desert Estates, when and if the capacity of Indio’s existing incorporated area is substantially exhausted. Annexation must not create a revenue drain on the City. Some of the subarea is covered by the CVMSHCP. Hillside views from Indio should be maintained.

Subarea Strategy:
+ Support active and passive recreational opportunitiesin the area. + Implement the Coachella Valley Multi-Species Habitat Conservation Plan. + Before allowing annexation, create a land use plan and conduct a related fiscal analysis that demonstrates that annexation will be revenue neutral or revenue enhancing. + Strongly limit the type, location, and nature of new development, in compliance with CVMSHCP.

Indio’s natural open space

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Southeastern Sphere I
This subarea contains the southeastern portion of Indio’s sphere of influence. The area is largely active agricultural lands, scattered rural single-family residences, and some limited non-residential and residential use. The subarea is entirely covered by the CVMSHCP; however, there are no conservation areas within the subarea.

Subarea Strategy:
+ Support current land use patterns in the area.
+ Work with property owners and residents on compatible and supportive future development and redevelopment in the area.
+ Conduct planning for appropriate extensions of infrastructure and utilities consistent with future development and redevelopment planning.
+ Support active and passive recreational and event opportunitiesin the area.

Southeastern Sphere II
This subarea contains the southeastern portion of the Indio sphere of influence. The area consists of multiple uses, including a plant nursery, scattered rural single-family residences, a funeral home, pet boarding business, and a festival campground. The subarea is entirely covered by the CVMSHCP; however, there are no conservation areas within the subarea.

Subarea Strategy:
+ Support current land use patterns in the area.
+ Work with property owners and residents on compatible and supportive future development and redevelopment in the area.
+ Conduct planning for appropriate extensions of infrastructure and utilities consistent with future development and redevelopment planning.
+ Support active and passive recreational and event opportunitiesin the area.

Goals and Policies
Urban Form
Indio will offer an appropriate mix of housing, employment, retail and services, recreation, arts, education, and entertainment for the City’s residents and businesses. It will grow responsibly and sustainably in a manner which benefits the community now and into the future.

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

LU-1 Policies
LU-1.1 Overall city structure. Establish a clearly defined City structure by:
• Re-establishing the City’s pedestrian-oriented Downtown as a community anchor with local

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and regional-serving civic, arts, education, and entertainment uses. • Transforming the Midtown area into a mixed-use center with retail, commercial services, and residential uses in a walkable format.
• Maintaining and enhancing the Festival District as a key location for large-scale entertainment and recreational opportunities. This will be accomplished by enacting buffering standard through zoning for Festival District properties and surrounding non-Festival District properties to limit conflicts in the uses and operations of these properties. • Creating mixed-use corridors along Highway 111, Monroe Street, Avenue 42, and Avenue 44 that contain a mix of retail, service, office, and residential uses. Corridors should have defined nodes that provide a mix of local- and regional-serving uses. • Investing in existing residential neighborhoods adjacent to Downtown and Midtown. • Infilling new residential neighborhoods arranged around neighborhood centers and community gathering spaces, such as schools and parks.
• Maintaining the I-10 Employment Corridor subarea as a critical economic engine for the City. • Facilitating major, regional-serving commercial districts that provide a mix of commercial, entertainment, and service usesin a pedestrian-oriented format north of I-10 at Jackson Street and Avenue 40 to capitalize on regional transportation and access. • Preserving and protecting natural open space and conservation areas in the Northern and Eastern Sphere subareas.
• Supporting current land use patterns in Southeastern Spheres I and II and conducting community-based planning efforts for the longer-term development and/or redevelopment of these areas.

LU-1.2 Infill first. Prioritize initial capital improvements and other public investments and guide private investments into the Downtown, Midtown, Jackson Neighborhood, and Avenue 42 Subarea first to limit expansion of the City’s urban footprint.

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

LU-1.4 Connecting new and old. Connect new growth areas with existing Indio neighborhoods through transportation investments, open space connectivity, wayfinding, and urban design strategies.

LU-1.5 Subareas. Implement the strategies identified for each distinct subarea in Indio in this General Plan.

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LU-1.6 Bermuda Dunes Airport Influence Area compatibility zones. Projects within the Airport Influence Area (AIA) shall be consistent with the densities, intensities, prohibited uses, and other development conditions defined in the Bermuda Dunes Airport Land Use Compatibility Plan, as adopted by the Riverside County Airport Land Use Commission (ALUC). For more information, see www.rcaluc.org
Public Realm
Indio will offer pleasant, safe, and enjoyable public spaces. The following goals and policies strive to ensure Indio’s public realm serve the community.

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

LU-2 Policies
LU-2.1 Walkable neighborhoods. Require all new neighborhoods to be pedestrian friendly by including features, such as short blocks, wide sidewalks, shaded streets, buildings that define and are oriented to streets or public spaces, traffic-calming features, convenient pedestrian street crossings, and safe streets designed for pedestrians, cyclists, and vehicles.

LU-2.2 Balanced land uses. 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.

LU-2.3 Accessto amenities. Strive to create development patternssuch that the majority of residents are within one-half to one-mile walking distance of a variety of neighborhood-serving uses, such as parks, grocery stores, restaurants, places of worship, cafes, dry cleaners, laundromats, banks, hair care, pharmacies, civic uses, and similar uses.

LU-2.4 New gathering spaces. Require new developments to provide public parks, plazas, and squares that establish interesting gathering spaces in planned districts and neighborhoods. Require project developersto establish mechanisms,such as a Community Facilities District, to adequately maintain new parks, recreational facilities, and infrastructure.

LU-2.5 Existing gathering spaces. Improve existing gathering spaces throughout the City to provide attractive, comfortable, and inviting public and pedestrian spaces, encouraging walking and public gathering spaces.

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

LU-2.7 Parking lot and prominent pathways. Require trees, shade structures, and/or other cooling methods to provide comfortable walkways during hot months.

LU-2.8 Smoke-free. Encourage smoke-free and Vape-free workplaces, multi-family housing, parks, and other outdoor gathering places to reduce exposure to second-hand smoke.

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Goal LU-3: Human-Scaled Public Realm. A City designed for people, fostering interaction, activity, and safety.

LU-3 Policies
LU 3.1 Streetscape design. Create pedestrian-oriented streetscapes by establishing a unified approach to street tree planting, sidewalk dimensions and maintenance, pedestrian amenities, and highquality building frontages.

LU 3.2 Pedestrian focus on high volume streets. Design the streetscape of high volume corridors to balance regional traffic flow with safe and convenient pedestrian movement.

LU 3.3 Parking frontages. Require parking design standards that ensure parking areas do not dominate street frontages and are screened from public views whenever possible.

LU 3.4 Tree planting. Encourage the planting of trees that appropriately shade the sidewalk and off-street parking areas to improve the pedestrian experience throughout the City.

LU 3.5 Lighting. Require all new street lights in commercial areas to be pedestrian-oriented and scaled, attractively designed, compatible in design with other street furniture, and to provide adequate visibility and security in accordance with best practices for night sky protection.

LU 3.6 Public plazas. Encourage new development to incorporate public plazas, seating, drinking fountains, and gathering places, especially in prominent locations and areas of pedestrian activity.

LU 3.7 CPTED. Use Crime Prevention through Environmental Design strategies (CPTED) in new and existing development to improve public safety, including the following strategies:
• Active public space
• Building design to promote “eyes on the street”
• Clear delineation between private and public space
• Natural access control between public and private space • Maintenance of public places
• Removal or repair of vandalism or broken property
LU 3.8 Underground utilities. Require private development to underground all under 92 kV electric poles and other overhead utilities. Require City to codify this policy.

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

LU-4 Policies
LU-4.1 Quality design. Use simple, urban building forms made with permanent materials with highquality detailing that stands the test of time.

LU-4.2 Scale and articulation. Use building organization and construction to derive scale and articulation rather than surface ornamentation.

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

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LU-4.4 Building entrances. Use visual and physical design cues within a building’s design and entries to emphasize the building entrance and connections to public spaces.

LU-4.5 Iconic design. Allow iconic and memorable building designs, particularly on larger non-residential properties.

LU-4.6 Climate-appropriate design. Encourage the use of building techniques and materials that relate to Indio’s warm and dry desert climate. Promote solar control and use of shade in building design and associated pedestrian amenities.

LU-4.7 Protect visual characteristics. Protect Indio’s unique visual characteristics and views.

Goal LU-5: Connected Places. A network of transportation corridors throughout the city that provides a high level of connectivity for vehicles, bicyclists, and pedestrians.

LU-5 Policies
LU-5.1 Complete street projects. Design, plan, maintain, and operate streets using complete street principals for both new infrastructure and for retrofit/maintenance projects. This includes reviewing the entire right of way and prioritizing modes as noted on Figure 4-1.

LU-5.2 Street connectivity. Encourage short block spacing for new development to enhance connectivity to neighborhoods. In key areas of the City, work with existing land ownersto improve connectivity for bicycles and pedestrians.

LU-5.3 Complete street context. Ensure that complete street applications integrate the neighborhood and community identity into the street design.

LU-5.4 Subarea connectivity. Ensure a high-level of connectivity in all Neighborhoods, Centers and Districts throughout the City. The connectivity should be measured as block perimeter or length and in external connectivity on the perimeter of a new development project.

LU-5.5 Connections between development projects. Require the continuation of the street network or pedestrian connections between adjacent development projects and discourage the use of culde-sacs except where necessary or due to existing development, topographic conditions or limited access to transportation systems.

LU-5.6 Improved connections. Improve pedestrian and bicycle mobility by identifying opportunistic connections within the City’s neighborhoods to increase access to local parks, schools, neighborhood centers, and neighborhood gathering spaces.

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LU-5.7 Pedestrian-supportive building design. Require new and substantially rehabbed commercial and mixed-use projects to follow best practices for pedestrian-supportive design:
• Ensure pedestrian orientation of ground floor usesin new development. • Place primary building facades and entrances near the front property line or back of sidewalk.

In limited cases allow small plazas and active landscaped areas for social gathering between the building and sidewalk.
• Scale building elements to pedestrians.
• Design new buildings along corridors to provide for a rear building transition between the primary arterials and any adjacent low-density residential neighborhoods. • Require parking internal to buildings that faces primary arterials or side streets to use appropriate design (such as faux facades, green walls, public murals, etc.) to minimize its visual impact.
• Require that new development include wide sidewalks, trees, pedestrian furniture, safe pedestrian crossings and direct connections to the front entrances of retail and services. • Encourage new commercial developments to have common driveways to minimize the number of curb cuts along any given block to improve pedestrian safety. • Screen trash and recycling collection areas, loading facilities, mechanical equipment, outdoor storage areas, utility connections, and antennas from public view. • Encourage covered parking
LU-5.8 Connective corridors. Ensure high-quality, people-oriented street design and urban design occurs where highlighted by the Connective Corridors in Figure 3-8.

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Figure 3-8: Connective Corridors

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Neighborhoods
Indio will support existing stable, livable neighborhoods, and new walkable neighborhoods that provide a variety of housing types, densities, and designs in close proximity to amenities.

Goal LU-6: Enhance Existing Neighborhoods. A City with well-maintained residential neighborhoods that support Downtown and Midtown.

LU-6 Policies
LU-6.1 Maintenance. Support the on-going maintenance and improvement of existing residential properties; in particular, encourage property owners to maintain and improve their front yards and building facades.

LU-6.2 Orientation. Orient all new residential construction towards streets, public spaces, or shared private spaces, placing parking to back or side of the lot.

LU-6.3 Sustainable residences. Encourage sustainable building practices during new construction or when buildings are substantially renovated.

LU-6.4 Home businesses. Support home businessesthat meet City planning and permitting requirements and create jobs and opportunities for entrepreneurship.

LU-6.5 Blight and nuisances. Work with neighborhood associations, commissions, and other community groups to proactively identify and address nuisances and eliminate blight.

LU-6.6 Open space maintenance. Strengthen public-private partnerships with local neighborhood organizations and homeowners associations to build and maintain neighborhood parks and recreational facilities.

LU-6.7 Compatible scale. Maintain high-quality existing residential neighborhoods by ensuring new development projects and infill construction are of a compatible scale and provide adequate transitions to adjacent residential properties.

LU-6.8 Second units. Permit second units on single-family residential lots.

LU-6.9 Building additions. Allow additions,such as a new bedroom or bathroom that are complementary to the existing character of the neighborhood. Renovations and expansions should use complementary building materials and forms while allowing for flexibility for unique design conditions.

LU-6.10 High-quality landscaping and fencing. Encourage property owners to maintain and improve their yards and the front facades of homes and to encourage the use of drought-tolerant landscaping.

Prohibit front yard fences made from concrete blocks or chain links.

LU-6.11 Circulation connectivity. Seek opportunities to enhance and maintain existing residential neighborhoods by improving pedestrian and bicycle facilities, installing traffic calming measures, and “punch through” cul-de-sacs.

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Goal LU-7: New Neighborhoods. Neighborhoods that provide a variety of housing types, densities, designs and mix of uses and services that support healthy and active lifestyles.

LU-7 Policies
LU-7.1 Complete neighborhoods. Through the development entitlement process, ensure that all new Neighborhoods (areas with a “Neighborhood” General Plan Designation) are complete and wellstructured such that the physical layout and land use mix promote walking to services, biking and transit use, are family friendly, and address the needs of multiple ages and physical abilities. New neighborhoods should have the following characteristics:
• Contain short, walkable block lengths.
• Contain a high level of connectivity for pedestrians, bicycles and vehicles where practicable. • Organize around a central focal point such as a park, school, civic building or neighborhood retail such that most homes are no more than one quarter-mile from this focal point. • Have goods and services within a short walking distance. • Contain a diversity of housing types, where possible. • Have homes with entries and windows facing the street. • Have a grid or modified grid street network (except where topography necessitates another street network layout).
• Provide a diversity of architectural styles.

LU-7.2 Balanced neighborhoods. Within the allowed densities and housing types, promote and allow for a range of housing and price levels within each neighborhood in order to accommodate diverse ages and incomes. For development projects larger than five acres, require that a diversity of housing types be provided and that these housing types be mixed rather than segregated by unit type.

LU-7.3 Housing affordability. Ensure affordable housing is distributed throughout the City to avoid concentrations of poverty and to be accessible to jobs.

LU-7.4 Block size. Require new neighborhoods to be designed with blocks length ranging from 400 or less to 800 feet consistent with the General Plan place type. Exceptions can be made if mid-block pedestrian and bicycle connections are provided.

LU-7.5 Provision of sidewalks. Except within designated Rural Estate areas, require sidewalks of at least five feet in width on at least one side of private and both sides of public streets in neighborhoods and prohibit obstructions, such as utility boxes, telephone poles, street signs, etc. that would impede sidewalk use.

LU-7.6 Tree-lined streets. Require trees on both sides of at least 60 percent of new and existing streets within the project and on the project’s side of bordering streets, between the vehicle travel way and walkway at intervals averaging no more than 50-100 feet (excluding driveways and utility vaults). This standard shall apply whenever new streets are constructed or when existing streets and sidewalks are significantly rehabilitated with existing neighborhoods. Ensuring the appropriate revenue stream to provide long-term maintenance.

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LU-7.7 Shaded sidewalks. Require shade over at least 50 percent of the length of sidewalks on streets within a project. Trees must provide shade within five-years of landscape installation and should be as water efficient as possible.

LU-7.8 Gated communities. Discourage the construction of new gated communities. When gated communities are allowed, require frequent pedestrian and bicycle connections between the gated community and surrounding areas at distances no more than 600 feet apart.

LU-7.9 Soundwalls. Allow the use of soundwalls to buffer new neighborhoods from existing sources of noise pollution, such as railroads and limited-access roadways. Prohibit the use of soundwalls to buffer residential areas from arterial, boulevard, connector, Downtown, and local streets. Instead design approaches such as building setbacks, landscaping, and other techniques shall be used. In the case where soundwalls might be acceptable, require regular pedestrian access points at intervals less than 600 feet to improve access from the neighborhoods.

LU-7.10 Subdivision gateways. Strive for neighborhoods to blend seamlessly with one another and discourage distinguishing one residential project from another.

LU-7.11 Connections to key destinations. Require direct pedestrian and bicycle connections between residential areas and nearby commercial and public and institutional areas as well as other residential areas.

LU-7.12 Accessto parks and open spaces. Require the design of new neighborhoods and, where feasible, retrofit existing neighborhoods, so that the majority of dwelling units are within a half-mile walking distance of a usable open space such as a tot-lot, neighborhood park, community park, or plaza/ green.

LU-7.13 Density bonuses. Support projects that seek for density bonuses for affordable housing, specialneeds housing, childcare, and senior housing.

LU-7.14 Unbundled parking. Require unbundled parking, reducing or eliminating requirements for on-site parking in the Downtown and Midtown subareas.

Goal LU-8: Resort Uses. Encourage resort uses within neighborhoods and centers that enhance the quality of places.

LU-8 Policies
LU-8.1 Resort uses. Allow hospitality, recreation, single and multi-family residential with golf course activity or similar recreational orientation, small-scale retail and services, and similar uses which are compatible with and oriented towards serving the needs of resort-oriented living.

LU-8.2 Resort neighborhoods. Permit resort uses in any General Plan placetype with a neighborhood designation. Resorts should reflect the overall character, allowed uses, and intensity of the placetype.

LU-8.3 Resort connectivity and streetscape. Require streetscape design and street connectivity be consistent with the character and standards identified by the General Plan placetype in which the resort parcel or project is located. Pedestrian access to perimeter streets or adjoining neighborhoods or districts should be provided approximately every 600 feet to encourage walking, biking, or equestrian activity.

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LU-8.4 Gated resorts. Allow resort usesto be gated, at the discretion of the City. When gated communities are allowed, require frequent pedestrian and bicycle connections between the gated community and surrounding areas at distances no more than 600 feet apart.

LU-8.5 Recreational and Event Opportunities. Support active and passive recreational and event opportunities in certain areas of the City through the creation and implementation of communitybased and supported zoning, and other regulatory standards.

Centers and Districts
Indio will work to attract new businesses to the community, increase resident and visitor access to shops and services, and foster a distinctive character that enriches the City’s image and identity to support and empower the community.

Goal LU-9: Centers. A variety of mixed use, urban centers throughout the City that provide opportunities for shopping, recreation, commerce, employment, and arts and culture.

LU-9 Policies
LU-9.1 Regional destination. Establish Downtown Indio as regional destination with a mix of uses that draw visitors from the Coachella Valley. Encourage a broad mix of uses that creates an inviting, active, and dynamic Downtown including:
• Local- and regional-serving retail and services
• Cultural, arts, and institutional uses
• Educational uses and facilities
• Small, local-serving office uses
• Residential buildings to increase housing diversity and units • Innovative, public spaces and parks
LU-9.2 Neighborhood center design. Design new neighborhood centers to be walkable and pedestrianfriendly with buildings that face streets and public sidewalks. Primary building entrances should face the street.

LU-9.3 Access to transit. Encourage the development of Neighborhood Centers that are located on existing or planned transit stops, particularly along Highway 111, Avenue 42, and Avenue 50, in order to facilitate and take advantage of transit service, reduce vehicle trips, and allow residents without private vehicles to access services.

LU-9.4 Pop-up uses. Support transformation of vacant or under-utilized properties and buildingsfor popup uses including restaurants, art spaces, and cultural facilities, among other uses.

LU-9.5 Parking districts. Create special parking districts in Downtown and Midtown to encourage shared parking and that can be used to fund and facilitate creation of park once facilities or other nonauto transportation improvements.

LU-9.6 Unbundled parking. Require unbundled parking, reducing or eliminating requirements for on-site parking in the Downtown and Midtown subareas.

LU-9.7 Incentivesfor aggregation. Allow or create incentives,such as density bonuses, parking reductions, setback reductions, or other regulatory modifications, for projects that aggregate parcels to create a larger contiguous parcel.

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Goal LU-10. Workplace and Employment Districts. Employment-oriented districts provide space for industrial, manufacturing, office, and research and development in order to increase access to jobs and enhance the fiscal stability of the City.

LU-10 Policies
LU-10.1 Design of employment districts. Design Workplace and Employment Districts to be urban in character with compact buildings sited at or near front lot lines, provide a high percentage of lot coverage, and building facades and entrances directly facing the street. Buildings should have a high degree of transparency and visibility. Parking lots and large setbacks shall not dominate the frontage of the Workplace and Employment Districts.

LU-10.2 Emerging industries. Support a diverse mix of light industrial, information, maker, and technology uses in order to provide jobs and tax revenues for the community by allowing emerging economic uses and industries within the Workplace and Employment designation.

LU-10.3 Flex spaces. Expand the number of flex facilities on land designated as Workplace and Employment to accommodate technology, light manufacturing, and service tenants and diversify the City’s economic base.

LU-10.4 Non-polluting industries. Promote development of non-polluting industries that are not major sources of air and water pollution or other negative externalities.

LU-10.5 Industrial compatibility. Where industrial uses are near existing and planned residential development, require that industrial projects be designed to limit the impact of truck traffic, air and noise pollution on sensitive receptors.

LU-10.6 Employee services. Enhance the working environment within the Workplace and Employment District by promoting small retail areas and restaurants to serve employees.

LU-10.7 Walkable blocks. Add new street connections to create walkable blocks to improve pedestrian safety and access consistent with the streetscape and connectivity standards defined for the placetype.

LU-10.8 Transit accessible. Work with SunLine, area employers, and other partners to provide frequent, quality transit service to Workplace and Employment Districts.

Goal LU-11. The Arts. A high quality of life and strong community identity enhanced by rich arts and culture programs.

LU-11 Policies
LU-11.1 Performing arts. Support the establishment of allowed land uses and facilities that embrace and celebrate the cultural diversity and rich history of Indio and that promote and encourage arts and entertainment.

LU-11.2 Culture and heritage. Enhance community culture and heritage through the establishment of public art, themed street furniture, signage, banners, landscaping, special paving, and lighting.

LU-11.3 Development projects. Require development projects provide public artwork or contribute to an Art in Public Places fund.

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LU-11.4 Public art. Continue to require art in public places to be located in an area that either highlights the design of the building or center or is incorporated within an on-site pedestrian plaza.

LU-11.5 Art interaction. Support public art installations that encourage interaction with the public such as works that can be touched, sat on, walked on, etc.

LU-11.6 Decorative gateways. Celebrate the gateways to Indio, Downtown, Midtown, and other prominent destinations by enhancing them with the integration of public art by local artists.

LU-11.7 Artist live/work studios. Encourage live/work studio space in new Downtown developments, where appropriate.

LU-11.8 Public infrastructure. Encourage integration of art into new and rehabilitated public infrastructure, such as streets, sidewalks, intersections, interchanges, etc.

LU-11.9 Community arts programs. Support transformation of vacant or under-utilized properties and public buildings for cultural and arts-based programs to support area revitalization.

Infrastructure
Working in conjunction with project applicants, Indio will ensure adequate infrastructure and services for residents, businesses, and visitors.

Goal LU-12: Infrastructure Provision. Existing and future residents and businesses are adequately serviced by public services and infrastructure.

LU-12 Policies
LU-12.1 Annexation. Before allowing annexation in the Northern or Eastern Sphere of Influence subarea, create a land use plan and conduct a related fiscal analysis that demonstrates that annexation will be revenue neutral orrevenue enhancing. Annexation shall not create a revenue drain on the City.

LU-12.2 Adequate infrastructure. Ensure adequate infrastructure and utility service levels before approving new development.

LU-12.3 Fairshare. Require new development to pay their fair share for required improvements to public services and infrastructure.

LU-12.4 Actual costs. Ensure that development impact fees are updated often and reflect the actual costs of improvements.

LU-12.5 Phasing of public facilities. Require new parks, open spaces, and public facilities be constructed concurrent with, or prior to, the development of each residential neighborhood. All required parks, open spaces, and public facilities shall be constructed before a majority of the dwelling units are constructed.

LU-12.6 Facilities districts. Require project developers to establish mechanisms, such as a Community Facilities District, to adequately maintain new parks and recreational facilities and other shared resources.

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Implementation Actions
The table below identifies programs, policy updates, planning efforts, coordination efforts, and other actions that will help implement the General Plan’s land use and urban design vision and policies. Programs are consistent with this chapter’s goals and policies.

Table 3-3: Land Use and Urban Design Programs

DESCRIPTION PRIORITY TIME FRAME RESPONSIBILITY
1 Specific plan consistency. Following adoption of the
General Plan, review the existing, adopted Specific
Plans and Project Master Plans and make changes
to ensure consistency with the General Plan.

High Medium Planning

2. Update zoning. Modify zoning standardsto promote
neighborhood, district, and center design. Zoning
standards should consider building intensity, height
and massing, placement on a lot, parking location
and amount, ground-floor open space, and parking
location and access. The revised zoning should
include:
• Form-based regulations and standards that
create more certainty in the development
review process, and clearly define walkable
centers and neighborhoods. Design guidelines to illustrative community character and complement development requirements.
• Building design standards to foster growth
and development in the existing residential
neighborhoods, including by-right up zoning
and support for missing middle housing.
• Updated subdivision ordinance.
• Streamline desired uses to permit uses that
foster greater economic opportunity and conform to General Plan by-right, including hospitality, visitor-serving uses, and temporary or pop-up uses.
• Allow for reduced parking requirements, unbundled parking, shared parking, and multiple tenant structures that encourage development of shared spaces and services.

High Short Planning

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3 Development review. Work to find efficacies and
make development permitting as simple and as
transparent as possible.
• Move elements of permitting process on line
where possible
• Integrate the permitting and planningwithGIS
capabilities to aid in program development
• Work to reduce multiple visits per applicant
Medium Ongoing Planning
4 Neighborhood master planning process. Review
existing project master plan requirements, and
update the planning process to enable incremental
development of vacant parcels while generating
interconnected centers, neighborhoods, and
employment areas of the City.

High Short Planning, Public
Works
5 Development fees. Update citywide development
impact fees for infrastructure, affordable housing,
other community benefits, and long-range planning.

High Medium Planning,
Economic
Development,
Public Works,
Parks
6 Business Improvement Districts. Facilitate the
formation of Business Improvement Associations
(BIA), Business Improvement Districts (BID), or
similar to unite business owners into area branding,
marketing, on-going maintenance, and
beautification efforts. Focus initial efforts in
Downtown, Midtown, and Highway 111.

High Medium Planning,
Economic
Development
7 Placemaking program. Implement a placemaking
program focused on cost-effective and flexible
activities, such as a “lighter, quicker, cheaper”
approach in Midtown and Downtown.

High Short Planning,
Economic
Development
8 Midtown marketing. Create a Midtown branding
and marketing strategy.

Medium Short Planning,
Economic
Development
9 Midtown Master Developer. Study whether to seek
a master developer to lead redevelopment efforts
in the Midtown subarea.

High Short Planning,
Economic
Development
10 Development monitoring. Monitor future
development and growth in the City and report
annual changes to the Planning Commission and
City Council. Key metrics may including: housing by
type and income level, commercial floor area, jobs,
vehicle miles traveled, and greenhouse gas
emissions.

Medium Ongoing Planning

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11 Infill housing incentive program. Establish an infill housing incentive program consistent with the
Housing Element. Potential incentives may include
an expedited building permit process, impact fee
waivers, or other incentives.

Medium Long Planning,
Economic
Development
12 General Plan reviews. Review the General Plan on
a five-year cycle, including a review of individual
elements and community programs. Periodically
revise the General Plan and respond to individual
Plan Amendment petitions.

High Short Planning,
Economic
Development

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City of Indio General Plan EIR Addendum
Sphere of Influence
Extension Project
JANUARY 2024
Prepared for:

CITY OF INDIO
100 Civic Center Mall
Indio, California 92201
Contact: Kevin Snyder
Prepared by:
605 Third Street
Encinitas, California 92024
Contact: Chelsea Ohanesian

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Table of Contents

SECTION PAGE
Acronyms and Abbreviations............................................................................................................................................ iii 1 Introduction ..........................................................................................................................................................1

1.1 Purpose of an Addendum ......................................................................................................................1 2 Project Description...............................................................................................................................................3

2.1 Project Location......................................................................................................................................3

2.2 Environmental Setting............................................................................................................................3

2.3 Project Characteristics ...........................................................................................................................7

2.3.1 General Plan Amendment and Rezone ...................................................................................7

2.3.2 Future Annexation.................................................................................................................. 10

2.3.3 Summary of General Plan Amendment Text and Map Edits............................................... 10

2.3.4 Utility and Public Service System Providers ......................................................................... 10

2.4 Future Annexation ............................................................................................................................... 13

2.5 Project Approvals................................................................................................................................. 13 3 Initial Study Checklist........................................................................................................................................ 15

3.1 Aesthetics ............................................................................................................................................ 28

3.2 Agriculture and Forestry Resources ................................................................................................... 31

3.3 Air Quality ............................................................................................................................................. 34

3.4 Biological Resources ........................................................................................................................... 38

3.5 Cultural Resources and Tribal Cultural Resources............................................................................ 42

3.6 Energy .................................................................................................................................................. 45

3.7 Geology and Soils ................................................................................................................................ 46

3.8 Greenhouse Gas Emissions................................................................................................................ 51

3.9 Hazards and Hazardous Materials ..................................................................................................... 52

3.10 Hydrology and Water Quality............................................................................................................... 59

3.11 Land Use and Planning ....................................................................................................................... 63

3.12 Mineral Resources .............................................................................................................................. 65

3.13 Noise .................................................................................................................................................... 66

3.14 Population and Housing...................................................................................................................... 69

3.15 Public Services .................................................................................................................................... 71

3.16 Transportation ..................................................................................................................................... 74

3.17 Utilities and Service Systems.............................................................................................................. 79

3.18 Mandatory Findings of Significance ................................................................................................... 83

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4 References and Preparers................................................................................................................................ 85

4.1 References........................................................................................................................................... 85

4.2 List of Preparers .................................................................................................................................. 86

FIGURES
2-1 Regional Location ............................................................................................................................................. 87 2-2 Project Location ................................................................................................................................................ 89 2-3 Existing Land Uses ............................................................................................................................................ 91 2-4 Existing Zoning .................................................................................................................................................. 93 2-5 Proposed General Plan Land Use .................................................................................................................... 95 2-6 Pre-Zoning Designations................................................................................................................................... 97 2-7 Existing Service Facilities.................................................................................................................................. 99

3.2-1 Agricultural Preserves.....................................................................................................................................101 TABLES
2-1 Land Use within the Sphere of Influence Expansion .........................................................................................9 2-2 Existing and Proposed Utility/Service Providers ............................................................................................. 10 2-3 Discretionary Approvals .................................................................................................................................... 13

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Acronyms and Abbreviations
Acronym/Abbreviation Definition
ALUCP Airport Land Use Compatibility Plan
CBC California Building Code
CEQA California Environmental Quality Act
City City of Indio
CNEL Community Noise Equivalent Level
CO2e carbon dioxide equivalent
County County of Riverside
CVMSHCP Coachella Valley Multiple Species Habitat Conservation Plan CVWD Coachella Valley Water District
dBA A-weighted decibel
du/ac dwelling units per acre
EIR Environmental Impact Report
GHG greenhouse gas
I Interstate
LAFCO Local Agency Formation Commission
MM Mitigation Measure
MRZ Mineral Resource Zone
MT metric ton
NPDES National Pollutant Discharge Elimination System
PM10 particulate matter less than or equal to 10 microns in diameter PRC California Public Resources Code
project City of Indio Sphere of Influence Extension Project SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SOI Sphere of Influence
UFC Unified Facilities Criteria

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1 Introduction
This Addendum to the certified City of Indio General Plan Update Environmental Impact Report (EIR) (SCH #2015081021) was prepared pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15164(a) to analyze the potential environmental impacts associated with the proposed modification of the City of Indio’s (City) Sphere of Influence (SOI) for approximately 270 acres located east of Jackson Street, north of Avenue 52, and south of Avenue 50 (project site) in Indio, California. This Addendum evaluates the environmental effects that would occur under the proposed modification to the City’s SOI over land currently within the jurisdictional boundaries of the County of Riverside (County). As documented in this analysis, the proposed extension of the City’s SOI would not result in substantial changes that warrant preparation of a subsequent or supplemental EIR pursuant to Sections 15162 and 15163 of the CEQA Guidelines.

1.1 Purpose of an Addendum
When a Final EIR has been certified for a project, the State CEQA Guidelines define standards and the procedure for additional environmental review with project changes. Sections 15162–15164 of the State CEQA Guidelines define the standards for determining the level of additional environmental review required for project changes when an EIR has been certified for a project.

Changes to a project standing alone do not necessarily trigger requirements for further CEQA review. However, the lead agency must provide a reasoned basis supporting its conclusion that project changes would not result in new or substantially more severe significant impacts. New information can trigger the requirement for preparation and circulation of a Supplemental EIR, but only if the information (1) was not known and could not have been known at the time the EIR was certified as complete; (2) shows new or substantially more severe significant impacts; or (3) demonstrates the feasibility of mitigation measures or alternatives previously found infeasible, and is of substantial importance to the project (California Public Resources Code [PRC] Section 21166[c]; CEQA Guidelines Section 15162[a][3]).

If none of the three triggers for a Supplemental EIR exist, then a lead agency may use an Addendum to make changes or additions to the prior EIR. Public review of an Addendum is not required by CEQA. Instead, the information in an Addendum is to be considered with the previously certified Final EIR prior to a decision being made on the project. The analysis of the potential environmental effects of the proposed modification of the City’s SOI indicates that an Addendum is the appropriate documentation to update the information in the certified Final City of Indio General Plan Update EIR and to meet the requirements of CEQA. As such, this Addendum was prepared based on the following:

No substantial changes are proposed for the City of Indio Sphere of Influence Extension Project (project) that will require major revisions of the previous EIR because there are no new significant effects or a substantial increase in the severity of previously identified significant effects.

No substantial changes in circumstances under which the project is undertaken will occur that will require major revisions to the previous EIR because there are no new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

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No new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified or complete has been found.

Specifically, a review of the current conditions and project demonstrates the following:
a. The project would not have one or more significant effects not discussed in the Final EIR. b. Significant effects previously examined would not be substantially more severe than shown in the Final EIR.
c. No new mitigation measures or alternatives have been found to be feasible that would reduce one or more significant effects of the project.
d. No new mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, that the project declines to adopt, are recommended.

Based on the analysis contained in this Addendum, the project would not result in any new significant or substantial increase in the severity of the significant impacts identified in the certified City of Indio General Plan Update EIR (City of Indio 2019a). Additionally, no new information of substantial importance has been identified that indicates the proposed expansion of the City’s SOI1 would result in any new significant impacts nor any substantial increase in the severity of the significant impacts identified in the Final EIR, which was certified in September 2019.

This Addendum provides an analysis of each of the environmental topics addressed in the General Plan Update EIR by describing the impacts identified in the EIR followed by an analysis of the proposed expansion of the City’s SOI.

A comparison of the environmental impacts previously identified in the General Plan Update EIR to the impacts from the City’s SOI Modification is provided. The consistency of the project with the City of Indio General Plan 2040, adopted in September 2019 (City of Indio 2019b), is also provided, along with updates to other state, local, and City rules, regulations, and ordinances.
1 A sphere of influence (SOI) is an area outside of and adjacent to a city’s border that the city has identified as a future logical extension of its jurisdiction. Although the County of Riverside has land use authority over SOI areas, development in these areas directly affects circulation, service provision, and community character within the cities (City of Indio 2019b).

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2 Project Description

2.1 Project Location
The project site is in Riverside County, immediately east and south of the City of Indio, and west of the City of Coachella. Figure 2-1, Regional Location, shows the project location in a regional context. The project site consists of two adjacent sites, as shown in Figure 2-2, Project Location. Although the sites are contiguous, one site (described below as “Southeastern Sphere I”) is already within the City of Coachella’s SOI, and the other site (described below as “Southeastern Sphere II”) is not within the SOI of any municipality. Therefore, for ease of reference, the project site is divided into two areas (spheres): Southeastern Sphere I and Southeastern Sphere II, as shown in Figure 2-1 and further described in detail below.

The two spheres are directly adjacent to each other, are similar geographically, and are within the same geographic setting; they only differ slightly in land use and zoning designations (refer to Figure 2-3, Existing Land Uses, and Figure 2-4, Existing Zoning). Because the whole of the action (the proposed modification to the City of Indio’s SOI over land that is currently within the jurisdictional boundaries of the County of Riverside) applies to both spheres, and the impact analyses and conclusions are the same for each sphere, collectively the two spheres are referred to as the “project site.”
Southeastern Sphere I
Southeastern Sphere I is bounded by Jackson Avenue, residential development, and an Imperial Irrigation District energy substation to the west; Avenue 50, retail, and single-family residential to the north; a vacant palm tree nursery and residential development to the east; and a large operational nursery to the south. Surrounding jurisdictions include the City of Indio to the west and north, the City of Coachella to the east, and unincorporated Riverside County to the south, as shown in Figure 2-2.

Southeastern Sphere II
Southeastern Sphere II is bounded by Jackson Street and a vacant lot to the west; single-family residences, active agricultural lands, Coachella Valley Christian Church, and 50th Avenue to the north; Calhoun Street, Imagine Schools Riverside County (elementary charter school), and scattered rural single-family residences to the east; and 52nd Avenue, agricultural lands, and a single-family residence to the south. Surrounding jurisdictions include the City of Indio to the west, the City of Indio and the City of Coachella to the north, the City of Coachella to the east, and unincorporated Riverside County to the south, as shown in Figure 2-2.

2.2 Environmental Setting
The project site is within unincorporated Riverside County and is currently governed by the Riverside County General Plan and Zoning, as further described below. The Riverside County General Plan identifies the project site as being within the Eastern Coachella Valley Area Plan Planning Area (County of Riverside 2021a, 2021b).

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Southeastern Sphere I
Southeastern Sphere I is approximately 35.92 acres and is composed of 18 parcels within the jurisdiction of the County of Riverside, adjacent to the City of Indio. In its existing condition, Southeastern Sphere I consists of multiple uses, including the Coachella Valley Christian Church, active agricultural lands, and scattered rural single-family residences. Southeastern Sphere I is flat, with no major topographical features. Access to Southeastern Sphere I is provided by Jackson Street to the west, a City of Indio General Plan Circulation Element Roadway (4-Lane Boulevard with Median or Center Left-Turn Lane) and 50th Avenue to the north, and a City of Indio General Plan Circulation Element Roadway (4-Lane Boulevard with Median or Center Left-Turn Lane) (City of Indio 2019b). Southeastern Sphere I is not accessible by any existing City of Coachella roadways.

Southeastern Sphere I land use types include Rural Community Very Low Density Residential (CR-VLDR) (City of Coachella 2015), as shown in Figure 2-4. Rural Community Very Low Density Residential (CR-VLDR) allows for single-family detached residences on large parcels that are a minimum of 1 dwelling unit per acre (du/ac) and up to 2 du/ac. Southeastern Sphere I is zoned as A-1 Light Agriculture. Southeastern Sphere I is also within the Eastern Coachella Valley Area Plan, within the Riverside County General Plan (County of Riverside 2021a).

City of Coachella Environmental Impact Report for the General Plan Update (SCH 2009021007) Southeastern Sphere I was included in the City of Coachella General Plan Update as part of the Coachella SOI extension (City of Coachella 2015). The area was pre-zoned in 2015 by the City of Coachella and the County of Riverside Local Agency Formation Commission (LAFCO) authorized the sphere amendment in 2006. Within the City of Coachella’s SOI, Southeastern Sphere I is designated by the City of Coachella as General Neighborhood with an allowable maximum density of 7 to 25 du/ac, with an average of 12 du/ac for new projects, and as Rural Rancho.

Figure 2-3 and Figure 2-4 depict the Southeastern Sphere I within the City of Coachella’s SOI and the associated land use and zoning. Southeastern Sphere I was studied as part of the Coachella General Plan Update EIR (City of Coachella 2014) at a higher land use and zoning intensity than is proposed by this Addendum.

Southeastern Sphere II
Southeastern Sphere II is approximately 228 acres and is composed of 52 parcels within the jurisdiction of the County of Riverside. Southeastern Sphere II is an unincorporated island adjacent to the City of Indio and City of Coachella and is not located in an SOI. In its existing condition, Southeastern Sphere II consists of multiple uses, including a plant nursery, scattered rural single-family residences, Forest Lawn Mortuary, a pet boarding business, and a festival campground.

Southeastern Sphere II is flat, with no major topographical features. Access to Southeastern Sphere II is provided by Jackson Street to the west; a City of Indio owned and operated General Plan Circulation Element Roadway (4-Lane Boulevard with Median or Center Left-Turn Lane), 51st Avenue (which horizontally bisects the project site), and 52nd Avenue (2-lane Riverside County Major Roadway) to the south; and by Calhoun Street (2-lane Riverside County Arterial Roadway).

Within the Eastern Coachella Valley Area Plan (County of Riverside 2021b), Southeastern Sphere II’s land use types include Estate Density Residential (RC-EDR) and Commercial Retail (CR), as shown in Figure 2-4. Estate Density Residential allows for single-family detached residences on large parcels that are a minimum of 1 dwelling unit per 2 acres and up to 1 dwelling unit per 5 acres. Commercial Retail (CR) allows for local and regional serving retail and service uses. Within these land use types, the sphere is zoned as A-1 (Light Agriculture), A-1-20 (Light Agriculture),

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and C-P-S (Scenic Highway Commercial). Southeastern Sphere II is also within the Vista Santa Rosa Community Planning Area within the Riverside County General Plan (County of Riverside 2021a).

In 2023, the City of Coachella prepared an addendum to the General Plan Update EIR to change the land use of Southeastern Sphere II (referred to by the City of Coachella as PA7) to Estate Rancho and a small portion to Suburban Retail. The Estate Rancho land use designation provides for 1 du/ac to 2.2 du/ac. The City of Coachella adopted the land use for Southeastern Sphere II in July 2023. Although the City of Indio took action on Southeastern Sphere II, LAFCO has not taken any action on Southeastern Sphere II as of this writing; therefore, this area remains an unincorporated island adjacent to the City of Indio.

As proposed, the project would modify Coachella’s SOI by detaching Southeastern Sphere I from the City of Coachella’s SOI and adding it to the City of Indio’s SOI as part of the proposed General Plan Amendment and Rezone (described below). Southeastern Sphere II would be added to the City of Indio’s SOI as part of the proposed General Plan Amendment and Zone Map Amendment (described below).

The following environmental setting describes all three jurisdictions (County of Riverside, City of Indio, and City of Coachella), as well as the Riverside LAFCO, which has jurisdiction over SOI modifications and jurisdictional boundary changes.

City of Indio
Indio is in Riverside County, approximately 120 miles east of Los Angeles and 20 miles east of Palm Springs. It is bordered by the City of La Quinta to the west, unincorporated Riverside County to the south and north, and the City of Coachella to the east. Interstate (I) 10 runs northwest to southeast through the northern half of the City, and California State Route 111 bisects the City running east/west.

On September 18, 2019, the City Council of the City of Indio adopted a substantive update of its General Plan entitled General Plan 2040. General Plan 2040 implements the community’s vision and establishes goals, policies, and implementation actions through 2040. The City of Indio’s General Plan encompasses a Planning Area that includes the incorporated City limits, approximately 21,268.18-acres, and it’s SOI, which is approximately 231.44 acres. The City’s land use include mixed-use residential developments, commercial/office areas, industrial land uses, and open space. In the vicinity of the project site, the Indio General Plan designates areas west and north of the project site as Suburban Neighborhood 8 (SN-8), Project Master Plan (PMP), Neighborhood Commercial (NC), and Public and Institutional (City of Indio 2019b). See Figure 2-3 and Figure 2-4.

Riverside County
Riverside County is in Southern California and lies east of Orange County, north of San Diego and Imperial Counties, and south of San Bernardino and Los Angeles Counties. Riverside County is the fourth largest county in the state, encompassing approximately 7,400 square miles and extending westward from the Colorado River to within 14 miles of the Pacific Ocean, a stretch of some 200 miles.

The majority of eastern Riverside County’s population is concentrated in the Coachella Valley within the incorporated cities of Desert Hot Springs, Palm Springs, Cathedral City, Rancho Mirage, Indian Wells, Palm Desert, La Quinta, Indio, and Coachella. Many of these communities are noted for their focus on second homes, retirement living, and golf resorts. The Joshua Tree National Park, known for its rich desert habitat, forms a permanent natural boundary at the northern end of the Coachella Valley (County of Riverside 2021a).

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As previously noted, the project site is within the Eastern Coachella Valley Area Plan within the Riverside General Plan (County of Riverside 2021a, 2021b). The Eastern Coachella Valley Area Plan consists of approximately 670 square miles and covers the southeast portion of the Coachella Valley, south and east of the City of Indio, and east of the City of La Quinta and the Santa Rosa Mountains, stretching to the Imperial County line on the south. The area plan boundary extends east of the All American Canal, north and south of I-10, taking in Chiriaco Summit.

Unincorporated communities within the Area Plan include Thermal, Mecca, North Shore, Vista Santa Rosa, Valerie Jean, Oasis, Chiriaco Summit, and Indian Lands. The only incorporated city is the City of Coachella.

City of Coachella
The City of Coachella is in central Riverside County, just east of the City of Indio. I-10 connects Coachella with nearby cities and the Southern California region. The City of Coachella limits encompass 18,560 acres and the City of Coachella’s SOI encompasses 14,144 additional acres around Coachella (City of Coachella 2015). Coachella is largely composed of urban development, agriculture land, open space, and undeveloped land. A majority of urban and residential development occurs within the western portion of Coachella, and the eastern portion of Coachella consists mostly of open space, agriculture, and some tribal land (City of Coachella 2014).

Riverside County Local Agency Formation Commission
Riverside LAFCO has jurisdiction over changes in boundaries of local agencies (cities and special districts) within Riverside County. LAFCOs were created to eliminate urban sprawl and encourage orderly growth and development through the regulation of local public agency boundaries.

The Riverside LAFCO has seven members: two members from the County Board of Supervisors; two members from city councils appointed by the mayors of all the cities in Riverside County; two special district board members selected by all the independent special districts in Riverside County; and one public member selected by the other six members.

The LAFCO has both regulatory and planning functions. LAFCO’s planning function is exercised through the establishment and amendment of “spheres of influence.” The LAFCO designates and reviews SOIs for each local agency in Riverside County. An SOI is defined as “a plan for the probable physical boundaries and service area of a local agency, as determined by the commission [LAFCO]” (California Government Code Section 56076). The SOI typically outlines areas that an agency, such as a city of district/service provider, could be expected to “grow into” or service in the future.

The LAFCO prepares Municipal Service Reviews to assist in reviewing SOIs. A Municipal Service Review includes information relevant to a specific service, an agency, or a geographic region. Based on the Municipal Service Review, the LAFCO will make determinations with respect to several factors, including expected growth, service and facility capacity, the financial ability of agencies to provide services, opportunities for shared facilities and improved efficiency, and governmental structure alternatives.

Prior to any LAFCO planning action, a city must first include the area within its respective General Plan Planning Area, designated a General Plan Land Use, and pre-zone any area that may be eligible for a change in its SOI.

Accordingly, as described herein, the City of Indio’s proposed action includes a General Plan Amendment and pre-zone to apply to the project site for potential future Riverside LAFCO action relative to modifying the existing SOI for the project site.

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Subsequent to the planning role of the LAFCO, the LAFCO also has a regulatory function to carry out boundary changes. The most common type of boundary change is an annexation (addition of territory) to a local agency, such as a city or a water district. Other types of changes of organization include detachment (removal of territory), incorporation (formation of a new city), special district formation, dissolution (elimination) of a district, consolidation of two or more agencies, and the authorization for a special district to provide a new service. In addition, under certain circumstances, the LAFCO can authorize an agency to provide services outside of its boundaries. The LAFCO can exercise its discretion to approve, disapprove, or even modify the boundaries of proposals.

2.3 Project Characteristics

2.3.1 General Plan Amendment and Rezone
Under Riverside County’s General Plan, the land use type for the entirety of the project site, with exception of the southwest corner, is Estate Density Residential, which allows for a minimum of 1 dwelling unit per 2 acres to 1 dwelling unit per 5 acres (County of Riverside 2021a). As previously noted, within the City of Coachella, Southeastern Sphere I’s designated land use types are General Neighborhood (24 acres) with an allowable maximum density of 7 to 25 du/ac, with an average of 12 du/ac for new projects, and Rural Rancho with an allowable density of 0.4 to 1 du/ac (12 acres). The Coachella General Plan establishes the land use designation, which forms the basis for the application of the appropriate zoning designation (City of Coachella 2015). The City of Coachella’s proposed land use for Southeastern Sphere II is Estate Rancho, with the exception of a small portion of the southwest corner (currently Forest Lawn Mortuary), which is proposed as Suburban Retail. The proposed Estate Rancho designation provides for 1 du/ac to 2.2 du/ac.

The proposed project would amend the General Plan to designate Southeastern Sphere I to the City of Indio’s Suburban Neighborhood-Low (SNL). Figure 2-5, Proposed General Plan Land Use, depicts the proposed land use.

Per the City’s General Plan, the “Suburban Neighborhood-Low” designation “Provides low-intensity suburban neighborhood development for single-family detached homes on relatively large lots” (City of Indio 2019b).

In addition to the proposed General Plan Land Use designation, the City separately would modify the Zoning Map to pre-zone the Southeast Sphere I with the Suburban Neighborhood-4 zoning designation (Figure 2-6, Pre-Zoning Designations). Under the City’s Unified Development Code, the Suburban Neighborhood-4 zone “is intended to provide low-intensity neighborhood development for single-family, detached homes at a density of up to four dwelling units per acre. This zone implements the Suburban Neighborhoods General Plan land use designation” (City of Indio 2022).

Allowed primary uses within the Suburban Neighborhood-4 neighborhood include single-family detached residential, parks, and recreation. Secondary land uses include public facilities and resort uses. Open space is provided through 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.

Blocks may be large, up to 0.5 miles in perimeter, and defined by streets; however, blocks should 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 square mile. Buildings are primarily one- and two-story single-family detached houses and are set back from the street to provide moderate to large front yards (City of Indio 2019b).

The proposed project would also amend the General Plan to designate Southeastern Sphere II to the City of Indio’s Desert Estate Transition land use. Figure 2-5 depicts the proposed land use. Per the City’s General Plan, the “Desert

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Estate Transition” designation “provides a transition between the lowest intensity rural residential areas of the city and the more formal Suburban Neighborhoods” (City of Indio 2019b).

Allowed primary uses within the Desert Estate Transition land use include single-family residential, agriculture, parks, and recreational uses. Secondary land uses include hospitality and recreational uses. 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. 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. 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 miles per hour (City of Indio 2019b).

In addition to the proposed General Plan land use designation, the City separately would modify the Zoning Map to pre-zone the Southeast Sphere II with the Desert Estate Transition-3 zoning designation (Figure 2-6). Under the City’s Unified Development Code, the Desert Estate Transition-3 zone “is intended to conserve natural features while providing low-intensity residential neighborhood development for single-family, detached homes at a density of up to 3 du/ac. This zone implements the Desert Estates General Plan land use designation” (City of Indio 2022).

The proposed General Plan land uses would result in a change in density from 0.2 to 0.5 du/ac to 3 to 4 du/ac.

Accordingly, the project site would function as an area of transition from rural residential areas to the south, to denser suburban developments within the City of Indio to the west and north.

No specific development proposal is being considered at this time, and no physical changes to the environmental are proposed by the project. However, the expansion of the City’s SOI over the approximately 264-acre project site could allow for future applications totaling as many as 828 dwelling units. Table 2-1 compares the anticipated development density and intensity under the County, City of Coachella, and City of Indio land use. As shown in Table 2-1, the expansion of the City’s SOI and proposed zoning for Southeastern Sphere I and II would result in the potential for 828 additional units, which is similar to the total number of units contemplated under the City of Coachella’s SOI for Southeastern Sphere I, and the pending proposed Coachella SOI extension for Southeastern Sphere II.

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Table 2-1. Land Use within the Sphere of Influence Expansion County of Riverside City of Coachella City of Indio
Parcel Land Use Density
Potential
Units Land Use Density
Potential
Units Land Use Density
Potential
Units
Southeastern
Sphere I
(36 acres)
Estate
Density
Residential

0.2 to 0.5
du/ac
18 General
Neighborhood
7 to 25 du/ac;
average 12
du/ac
288 Suburban
NeighborhoodLow
4 du/ac 144
Rural Rancho 0.4 to 1.0
du/ac
12 Southeastern
Sphere II
(228 acres)
Estate
Density
Residential

0.2 to 0.5
du/ac
114 Estate Rancho 1.0 to 2.2
du/ac
502 Desert Estate
Transition
3 du/ac 684
Commercial
Retail (CR)

0.2 to

0.35 FAR
N/A Suburban Retail 0.35 to 1.0 FAR N/A
Total Units 132 Units 802 Units 828 Units
Note: du/ac = dwelling units per acre; FAR = floor-to-area ratio; N/A = not applicable

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Although this change in land use and potential increase in residential yield from 132 units under the Riverside County General Plan represents an increase of almost 700 units compared to the existing housing stock in the City of Indio, this increase accounts for a total of approximately 2.17% of the projected 38,144 units in 2040 (City of Indio 2019b). In relative terms, the 828 units represents approximately 5.6% of the City’s projected increase of 14,766 units over the next 26 years.

2.3.2 Future Annexation
The project would involve modification of the City of Indio’s SOI and a change in land use and zoning of the project site to align with the City’s General Plan. Changes in zoning within the area would result in an increase of allowed dwelling units per acre within the project site, but would not include the approval of any specific physical development. The changes in land use and zoning would only become effective upon the annexation of the area to the City of Indio. With the increase in allowable dwelling units per acre associated with the land use and zoning change, there is the potential for additional service needs, as noted in Section 2.3.4, Utility and Public Service System Providers, and analyzed in detail below in Section 3.15, Public Services, and Section 3.17, Utilities and Service Systems.

2.3.3 Summary of General Plan Amendment Text and Map Edits The General Plan Amendment includes the addition of two subareas: Southeastern Sphere I and Southeastern Sphere II. The boundary of each of the two new subareas was chosen based on unique identifying characteristics, such as the location, character, and key issues within the areas. Each subarea also includes strategies for future planning efforts.

These strategies are in addition to citywide goals and policies discussed in the City’s existing General Plan, Chapter 3, Land Use and Urban Design (City of Indio 2019b). Although the location and character of each subarea is distinct for Southeastern Spheres I and II, the strategies are the same for each subarea, and include supporting existing land use patterns, working toward compatible future development in the area, extension of infrastructure and utilities for future development; and supporting active and passive recreational and event opportunities. The General Plan Amendment also includes additional planning context in Policy LU-1.1, Overall City Structure, aimed at supporting existing land use patterns and conducting future community-based planning for Southeastern Spheres I and II. Additionally, the General Plan Amendment includes Policy LU 8.5, Recreational and Event Opportunities, to reinforce the subarea strategy to support active and passive recreational and event opportunities.

2.3.4 Utility and Public Service System Providers
The utility and public service providers currently serving the project site (Table 2-2 and Figure 2-7, Existing Service Facilities) may change to the service providers serving the City of Indio’s SOI, if applicable. Following is a discussion of the existing and proposed utility and service system providers to serve the project site. All proposed improvements would require City of Indio approval and, where necessary, approval from the utility/service provider.

Table 2-2. Existing and Proposed Utility/Service Providers Utility/Service Existing Provider Proposed Provider
Water Supply Coachella Valley Water Authority Indio Water Authority Solid Waste and Recycling Burrtec Burrtec
Drainage System Coachella Valley Water District Coachella Valley Water District Wastewater Coachella Sanitary District Valley Sanitation District

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Table 2-2. Existing and Proposed Utility/Service Providers Utility/Service Existing Provider Proposed Provider
Natural Gas, Electricity,
and Telecommunications
Southern California Gas Company,
Imperial Irrigation District,
various telecommunication providers
Southern California Gas Company,
Imperial Irrigation District,
various telecommunication providers
Fire Services Riverside County Fire Department Riverside County Fire Department Police Services City of Indio Police Department City of Indio Police Department Schools Coachella Valley Unified School District Coachella Valley Unified School District Libraries Riverside County Library System Riverside County Library System Parks/Recreation Desert Recreation District City of Indio Water Supply System
The Indio Water Authority and the Coachella Valley Water District (CVWD) are responsible for providing water service to the City of Indio. Indio Water Authority’s service area covers approximately 38 square miles. It encompasses the majority of the City of Indio and some of the unincorporated SOI. The remaining portion of the Planning Area is served by the CVWD, which has a service area that spans approximately 1,000 square miles from the San Gorgonio Pass to the Salton Sea (City of Indio 2019b).

The project site is within CVWD’s water supply service area. The project site is bounded to the west and north by the Indio Water Authority service area. The CVWD service area encompasses the area south and west of the project site (CVWD 2023).

Solid Waste and Recycling
The City of Indio currently contracts with Western Waste Industries to provide solid waste collection and disposal management services. Municipal solid waste is taken to the Coachella Valley Transfer Station, located on Landfill Road east of Dillon Road and north of I-10. A Joint Power Authority between the City of Indio and the City of Coachella acts as the permitted operator of the transfer station, and the County of Riverside is the permitted owner of the facility. Burrtec Waste Industries is the practical owner and operator of the site (City of Coachella 2015).

Drainage System
The Riverside County Flood Control District addresses local drainage issues in unincorporated Riverside County areas. Within the City of Indio, regional drainage facilities are constructed, operated, and maintained by the CVWD.

Local drainage facilities are maintained by the City of Indio and generally convey runoff from local streets to the regional facilities (City of Indio 2019b). Under the City of Indio’s SOI, the project site would be served by the CVWD.

Wastewater System
Wastewater service is provided to the City of Indio by the Valley Sanitation District, which serves 98% of the City’s population, and the CVWD, which treats the remaining percentage of Indio’s wastewater. There are no wastewater services within Indio’s SOI (City of Indio 2019b).

The project site is served by both the CVWD and Valley Sanitation District, and would continue to be served by them under the proposed SOI Modification.

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Natural Gas, Electricity, and Telecommunications
Southern California Gas Company provides natural gas to its service area, which encompasses 20,000 square miles of diverse terrain throughout most of Central and Southern California, from Visalia to the Mexican border (City of Coachella 2015). The City of Indio and the City of Coachella are both located within Southern California Gas Company’s service area.

The Imperial Irrigation District provides electricity to the City of Indio (City of Indio 2019b).

City of Indio businesses have a multitude of telecommunications choices, including high-speed broadband, fiberoptics, digital phone service, and wireless, from nationally known carriers. Telecommunications services are provided on demand. Verizon is the Incumbent Local Exchange Provider (default local telephone company) and Time Warner Cable is the sole cable provider for Coachella Valley (City of Coachella 2015).

Under the City of Indio’s SOI Modification, the project site would continue to receive natural gas services from Southern California Gas Company, electricity services from the Imperial Irrigation District, and telecommunications services through a variety of carriers.

Fire Services
A full range of fire services are provided in the City of Indio as part of the regional fire protection system through a cooperative agreement with the Riverside County Fire Department. The Riverside County Fire Department, in cooperation with the California Department of Forestry and Fire Protection (CAL FIRE), provides fire and emergency services to residents of unincorporated areas of Riverside County and for partner cities, including the City of Indio (RCFD 2023). Under the SOI Modification, the project site would continue to receive such services from the Riverside County Fire Department.

Police Services
The project site currently receives police services from the City of Indio Police Department. Under the SOI Modification, the project would still receive such services from the City of Indio Police Department.

Schools
The Coachella Valley Unified School District serves the City of Coachella and portions of the City of Indio and the City of La Quinta, as well as the unincorporated communities of Thermal and Mecca (City of Coachella 2015). Under the SOI Modification, the project site would continue to receive such services from the Coachella Valley Unified School District.

Libraries
The Riverside County Library System provides library services to the City of Coachella (City of Coachella 2015) and the City of Indio (City of Indio 2019b). The project site currently receives library services from the Riverside County Library System. Under the SOI Modification, the project site would continue to receive such services from the Riverside County Library System.

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Parks and Recreation
The City of Indio’s Public Works Department, Parks and Facilities Division is responsible for maintaining parks and manages the design and construction of building and park improvement projects. The City of Indio is in the Desert Recreation District, which covers more than 1,800 square miles from Rancho Mirage east to the Salton Sea and provides recreational services to more than 380,000 residents throughout the Greater Coachella Valley (City of Indio 2019b). Under the SOI Modification, the project would continue to receive such services from the City of Indio’s Public Works Department, Parks and Facilities Division.

2.4 Future Annexation
The project site is currently within Riverside County’s jurisdiction. The proposed change would involve expansion of the City of Indio’s SOI and a change in land use and zoning to align with the City’s General Plan. The change would result in an increase of allowed dwelling units per acre within the project site, but would not include the approval of any specific physical development. With the increase in allowable dwelling units per acre associated with the land use and zoning changes, there is the potential for additional service needs, as noted in Section 2.3.4, Utility and Public Service System Providers, and analyzed in detail below in Section 3.15, Public Services, and Section 3.17, Utilities and Service Systems.

2.5 Project Approvals
As the lead agency under CEQA, the City has the primary responsibility to approve and carry out the project and to confirm that CEQA regulations and other required applicable regulations are met. The proposed project would require approval of several discretionary actions by the City and other responsible agencies, which are listed in Table 2-3.

Table 2-3. Discretionary Approvals
Discretionary Action Approving Agency
Approval of Proposal for SOI Review/Modification Riverside County LAFCO Approval of Indio General Plan Map and Text Amendment City of Indio Note: SOI = sphere of influence; LAFCO = Local Agency Formation Commission

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INTENTIONALLY LEFT BLANK

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3 Initial Study Checklist

1. Project title:

City of Indio Sphere of Influence Extension Project

2. Lead agency name and address:

City of Indio, Community Development
100 Civic Center Drive
Indio, California 92210

3. Contact person and phone number:

Kevin Snyder
Director of Community Development
Phone: 760.541.4255
Email: [email protected]

4. Project location:

City of Indio, Riverside County

5. Project sponsor’s name and address:

Kevin Snyder
Director of Community Development
Phone: 760.541.4255
Email: [email protected]

6. General Plan designation:

The entire project site is within Riverside County and is designated as Estate Density Residential and Commercial Retail. A portion of the project site, Southeastern Sphere I, is within the City of Coachella’s SOI, within the General Neighborhood and Rural Rancho land use types.

7. Zoning:

Under the Riverside County’s General Plan, the entirety of the project site is zoned for Single-Family detached housing.

8. Description of project. (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary):

The proposed project would involve expansion of the City of Indio’s SOI to include an additional 264 acres within Riverside County. The proposed project would include a General Plan Amendment and Zoning Map

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Amendment, which would result in a change in density from 0.2 to 0.5 du/ac to 3 to 4 du/ac within the project site.

9. Surrounding land uses and setting: Briefly describe the project’s surroundings:

The project site is surrounded by various uses, including single-family residential developments, active agriculture lands, an Imperial Irrigation District energy substation, retail, a tree nursery, and Imagine Schools Riverside County (elementary charter school). Surrounding jurisdictions include the City of Indio to the west, the City of Indio and the City of Coachella to the north, the City of Coachella to the east, and unincorporated Riverside County

10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement):
▪ Riverside County LAFCO SOI Modification

11. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.?
The proposed project is an Addendum to the City of Indio General Plan Update EIR and does not require additional consultation. Tribal consultation was provided during the General Plan Update EIR process.

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Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact,” as indicated by the checklist on the following pages.

Aesthetics Agriculture and
Forestry Resources
Air Quality
Biological Resources Cultural Resources Energy
Geology and Soils Greenhouse Gas
Emissions
Hazards and Hazardous
Materials
Hydrology and Water Quality Land Use and
Planning
Mineral Resources
Noise Population and
Housing
Public Services
Recreation Transportation Tribal Cultural Resources
Utilities and Service Systems Wildfire Mandatory Findings of Significance

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Determination (To be completed by the Lead Agency)
On the basis of this initial evaluation:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.

Signature Date
Kevin H. Snyder
January 2, 2024

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New or
Significantly
Greater
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
I. AESTHETICS – Except as provided in Public Resources Code Section 21099, would the project:
a) Have a substantial adverse effect on a
scenic vista?
b) Substantially damage scenic resources
including, but not limited to, trees, rock
outcroppings, and historic buildings within
a state scenic highway?
c) In non-urbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings? (Public views are those that
are experienced from publicly accessible
vantage point). If the project is in an
urbanized area, would the project conflict
with applicable zoning and other
regulations governing scenic quality?
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
II. AGRICULTURE AND FORESTRY RESOURCES – In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:
a) Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on the maps
prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to nonagricultural use?
b) Conflict with existing zoning for agricultural
use, or a Williamson Act contract?
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in
Public Resources Code Section 12220(g)),
timberland (as defined by Public Resources
Code Section 4526), or timberland zoned
Timberland Production (as defined by
Government Code Section 51104(g))?