Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1211 of 1755 vehicle storage facilities within the City of Indio. On April 19, 2023, the City Council conducted a public hearing and approved Citywide Urgency Ordinance No. 1793 extending an interim measure imposing a moratorium on the use, construction, establishment or operation of new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities within the City of Indio; and, Subsequent to the City Council’s approval of Citywide Urgency Ordinance No. 1793, the Community Development Department conducted a community survey regarding the regulation of storage facilities and also held an industry and interested parties stakeholder meeting on February 5, 2024.
On March 6, 2024, the City Council conducted a public hearing and approved Citywide Urgency Ordinance No. 1810 to authorize the extension to July 1, 2024 of citywide Urgency Ordinance No. 1793, an interim measure imposing a moratorium on the use, construction, establishment or operation of new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities within the City of Indio.
On April 10, 2024, the Planning Commission conducted a public study session during a regularly scheduled meeting to review and discuss potential policy alternatives for the regulation of selfstorage/mini-storage facilities and recreational vehicle storage facilities in the City of Indio with these alternatives consisting of Policy Alternative No. 1 – No Change Alternative, Policy Alternative No. 2 – Enhanced Design Requirements, Policy Alternative No. 3 – Prohibition on New Uses, Policy Alternative No. 4 – Limitation on Total Number within City, Policy Alternative No. 5 – Location on Unique, Odd-Shaped or Physically Constrained Parcels, Policy Alternative No. 6 – Location Limitations for Facilities and Policy Alternative No. 7: Limitation To Interior Only/Two-Story Designs.
At the conclusion of its review and discussion on April 10, 2024, the Planning Commission provided consensus direction on a hybrid policy alternative for storage facilities consisting of Policy Alternative #4 (Limitation on Total Number within City) plus Policy Alternative #6 (Location Limitations for Facilities) plus Policy Alternative #2 (Enhanced Design Standards).
On April 24, 2024, the Planning Commission conducted a public study session during a regularly scheduled meeting to review and discuss the Community Development Department’s analysis of the aforementioned hybrid alternative. At the conclusion of its discussion on April 24, 2024, the Planning Commission provided consensus direction on the establishment of new storage facilities as prohibited land uses within the municipal limits of the City together with consensus direction that any recommendation to the City Council for this prohibition should include a five (5) year review with possible action from the effective date of the City Council’s action on the Planning Commission’s recommendation.
On May 8, 2024, the Planning Commission conducted a noticed public hearing with four out of the five Commissioners in attendance. The Commission received two public comments. The commentators requested that the Commission not recommend prohibition of storage facilities to the City Council. Following the close of the public hearing and deliberation, the Planning Commission unanimously recommended to the City Council the prohibition of new indoor/outdoor self-storage or mini-storage facilities and indoor/outdoor recreational vehicle (RV) storage facilities.
California Environmental Quality Act (CEQA) Findings:
The City of Indio Community Development Department, acting as Lead Agency, determined that Section 15061 (Review for Exemption) of Title 14 of the California Code of Regulations and more specifically (b)(3) of this Section was applicable to the proposed text amendments. Section 15061(b)(3) specifies that a lead agency may determine that an activity is covered by the commonsense exemption of the California Environmental Quality Act (CEQA) where it can be seen
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1212 of 1755 with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment, then the activity (ies) is not subject to CEQA.
Public Notice:
A notice of a public hearing for the Planning Commission’s consideration of the requested text amendments was published in the April 28, 2024 edition of the Desert Sun, a newspaper of record as well as notice was provided to interested parties.
A notice of a public hearing for the City Council’s consideration of the Planning Commission’s recommendation for the requested text amendments was published in the June 5, 2024 edition of the Desert Sun, a newspaper of record as welk as notice was provided to interested parties Land Use Findings:
Section 6.06.01 (Amendments to the General Plan, Development Code and Zoning Map) of the City of Indio Unified Development Code
I. Criteria for Zoning Amendments.
1. The amendment is consistent with the General Plan;
Goal LU-1: Citywide Urban Structure. An urban structure that enhances the quality of life of residents, meets the community’s vision for the future, and weaves new growth areas together with established Indio neighborhoods.
o Maintaining the I-10 Employment Corridor subarea as a critical economic engine for the City.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There are a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1213 of 1755 Goal LU-2: Active Places. Indio is a City with active and comfortable places that encourage social interaction and community gathering.
Policy 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 longestablished Indio neighborhoods and new growth areas.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040.
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.
Policy LU-10.2 Emerging industries. Support a diverse mix of light industrial, information, maker, and technology in order to provide jobs and tax revenues for the community by allowing emerging economic uses and industries within the Workplace and Employment designation.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1214 of 1755 results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040 and more specifically, this Policy. The prohibition of storage facilities within the Specific Plan boundaries will assist in maintaining the City’s industrial land base that will provide the opportunity to support the development of a diverse mix of light industrial, information, maker and technology businesses to provide jobs and tax revenues.
Policy 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.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The availability of industrial properties that would not be consumed by storage facilities would provide available land base for the development of future flex spaces for technology, light manufacturing and service tenants that would provide local employment opportunities and help diversify the City’s economic base.
Goal ED-1: Vibrant Economy. A vibrant economy that maintains existing businesses and attracts new development.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1215 of 1755 limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. In order for the City to have a vibrant economy and to be able to attract new industrial oriented development, the City must ensure that its industrial land inventory is maintained and is not given over to land uses that create no or limited jobs and do not substantively contribute to the fiscal health of the City and the community. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract new beneficial industrial businesses to support the City’s efforts to create a vibrant and sustainable local economy.
Goal ED-2: Employment Base. A growing employment base with a diversity of job opportunities for current and future residents.
Policy ED-2.1 Business development opportunities. Identify business development opportunities that will increase the number of professional and technical jobs as well as increase skill and wage levels. Emphasis should be placed on development opportunities that diversify the local economy.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta,
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1216 of 1755 Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract businesses that offer professional and technical jobs that will increase skill and wage levels in the City and diversity the City’s economic base.
Policy ED-2.4 Industrial growth. Support the retention and growth of the industrial and manufacturing sector and actively attract new industrial businesses.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the City will help maintain the industrial land base within the Specific Plan boundaries assisting the City in its ability to support the retention and growth of the industrial and manufacturing sector and actively attract new industrial businesses.
Policy ED-2.6 Attract livable wages. Continue to pursue and attract companies and industries who offer livable wages and medical benefits for employees in Indio.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1217 of 1755 results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help the City in its economic development efforts to pursue and attract companies and industries that would offer livable wages and medical benefits for employees in the City.
Goal ED-3: Workforce Development. A City with a highly educated, skilled, and adaptable workforce that is growing.
Policy ED-3.1 Economic development and labor pool alignment. Align economic development efforts with the labor pool to increase the number of jobs filled by Indio residents.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its efforts to increase the number of jobs filled by Indio residents through proactive economic development efforts that benefit from a retained industrial land base.
Goal ED-6: Tax Base Diversification. A City with a diversified tax base that allows it to flourish during different market cycles.
Policy ED-6.4 Non-retail taxes. When possible, identify and attract industrial and warehousing/distribution businesses that have substantial business-to-business or other nonretail taxable sales potential.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1218 of 1755 The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract businesses that offer professional and technical jobs that will increase skill and wage levels in the City and diversity the City’s economic base.
Goal ED-8: Jobs-Housing Balance. A City that grows with a balance of jobs and housing to meet the needs of current and future residents.
Policy ED-8.2 Employment infill. Allow employment generating land uses at infill sites and in development locations.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1219 of 1755 total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the City will eliminate low to no employment generating land uses from the Specific Plan boundaries increasing the available land supply to recruit employment generating land uses to benefit Indio residents.
2. The proposed amendment is internally consistent with other applicable provisions of the Code;
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. The prohibition of certain land uses is a legal exercise of the City’s police power granted by the state constitution. The practice of prohibiting certain land uses based on land use incompatibility or direct or indirect negative impacts to surrounding properties and area or citywide land use or transportation or economic development is an established legislative practice and has been implemented throughout applicable sections of the Unified Development Code previously adopted by ordinance by the City Council and effective on October 22, 2022.
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; There are no amendments needed or requested for any change in zone boundaries; rather the amendments are textual in nature only. Therefore, this criterion is not applicable.
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 The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. Therefore, the text amendments would create community benefits by prohibiting storage facilities within the City and preserving the remaining land base for diverse employment generating land uses.
5. The proposed amendment is in compliance with the provisions of the CEQA.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1220 of 1755 The City of Indio Community Development Department, acting as Lead Agency, determined that Section 15061 (Review for Exemption) of Title 14 of the California Code of Regulations and more specifically (b)(3) of this Section was applicable to the proposed text amendments.
Section 15061(b)(3) specifies that a lead agency may determine that an activity is covered by the commonsense exemption of the California Environmental Quality Act (CEQA) where it can be seen with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment, then the activity (ies) is not subject to CEQA.
ATTACHMENTS:
Attachment1_OrdinanceNo1814_StorageFacilities_UDCTextAmendments Attachment2_PlanningCommissionResolution_No._2090
Attachment3_041024_PlanningCommission_StudySession
Attachment4_042424_PlanningCommissionStudySession_
Attachment5_CommunitySurveyResuls
Attachment6_StorageFacilitiesMap
Attachment7_StorageFaciltiesBackgroundDate
Attachment8_UrgencyOrdinanceNo1791
Attachment9_UrgencyOrdinanceNo1793
Attachment10_UrgencyOrdinanceNo1810
Attachment11_ 05824Planning CommissionPublicComment_1784 Holdings, LLC Attachment12_052824PlanningCommissionPublicComment_BenjaminEgan Attachment13_May82024PlanningCommissionMeetingMinutes
APPROVAL(S):
Kevin H. Snyder, Dir. Of Community Development Approved - 11 Jun 2024 Jennifer A. Mizrahi, Assistant City Attorney Approved - 11 Jun 2024 Ruby D. Walla, Director of Finance Approved - 12 Jun 2024 Bryan H. Montgomery, City Manager Approved - 12 Jun 2024
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1221 of 1755 1 ORDINANCE NO. 1814
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA APPROVING TEXT AMENDMENTS TO SECTION 2.04/FIGURE 2.04.02 AND SECTION 4.19 OF THE UNIFIED DEVELOPMENT CODE ESTABLISHING AS
PROHIBITED LAND USES WITHIN THE MUNICIPAL LIMITS OF THE CITY OF INDIO
REGULATED BY THE UNIFIED DEVELOPMENT CODE NEW INDOOR/OUTDOOR
MINI-STORAGE FACILITIES, SELF-STORAGE FACILITIES AND RECREATIONAL
VEHICLE STORAGE FACILITIES AND MAKING THE DETERMINATION THAT THE
TEXT AMENDMENTS QUALIFY FOR THE COMMONSENSE EXEMPTION
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES SECTION 15061(B)(3) AS IT CAN BE SEEEN WITH CERTAINTY THAT
THERE IS NO POSSIBILITY THAT THE TEXT AMENDMENTS WILL HAVE A
SIGNIFICANT IMPACT ON THE ENVIRONMENT
WHEREAS, on September 18, 2019, the City Council conducted a public hearing approved Resolution No. 10107 adopting the City of Indio General Plan 2040; and, WHEREAS, on September 18, 2019, the City Council conducted a public hearing and approved Resolution No. 10106 certifying the Final Environmental Impact Report, adopting California Environmental Quality Act (CEQA) Findings and a Mitigation and Monitoring Program; and,
WHEREAS, on August 17, 2022, the City Council conducted a public hearing and approved Ordinance No. 1782 adopting the City of Indio Unified Development Code and associated zoning map that became effective on October 22, 2022; and, WHEREAS, on September 21, 2022, the City Council conducted a public hearing and approved Resolution No. 10326 making a Finding of Consistency with the General Plan 2040 Final Environmental Impact Report for the adoption of the Highway 111 Corridor Specific Plan; and,
WHEREAS, on September 21, 2022, the City Council conducted a public hearing and approved Resolution No. 10325 adopting the Highway 111 Corridor Specific Plan; and,
WHEREAS, on December 12, 2022, the Indio Planning Commission requested the Community Development Department to research and present findings on indoor/outdoor mini-storage also known as self-storage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities; and,
WHEREAS, the Planning Commission specifically requested that the Community Development Department provide information on the current number of permitted storage facilities in the City, the number of facilities that have been entitled but not constructed, the number of inquiries within the last year regarding these types of facilities and the
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1222 of 1755 2 number of facilities bordering the City of Indio in the Cities of Coachella, La Quinta, Palm Desert, and unincorporated Bermuda Dunes; and,
WHEREAS, on January 11, 2023, the Community Development Department presented the results of the requested research inclusive of the presence of thirteen (13) existing and active facilities in the City; a total of four (4) pending additional facilities currently going through the City’s land use entitlement approval processes, a total of three (3) facilities that have received land use entitlement approvals and are pending required engineering or building approvals, the receipt of nine (9) inquiries regarding potential additional storage facilities within the City during 2022; the current market focus on the City for these types of facilities and the limited number of current facilities outside the City inclusive of two (2) facilities in the City of Coachella, three (3) facilities in the City of La Quinta, three (3) facilities in the City of Palm Desert and one (1) facility in unincorporated Bermuda Dunes, the limited economic benefit of such facilities in terms of property tax generation, sales tax generation and employment generation and the current limited supply of light industrial and heavily industrial zoned lands within the City and the potential loss of future economic opportunity for the City through the continued absorption and utilization of this limited land supply for self-storage facilities, mini-storage facilities and recreational vehicle storage facilities; and,
WHEREAS, the Community Development Department at the Planning Commission’s February 8, 2023 regular meeting presented different options for the Planning Commission to recommend to the City Council inclusive of: a) Option 1 - Commission take no actions and no changes are made to current zoning regulations for indoor/outdoor mini-storage (also known as self-storage) facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio; b) Option 2 - Commission take no action and direct staff to prepare additional information for future discussion on topics identified by the Planning Commission regarding current zoning regulations for indoor/outdoor self-storage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio; c) Option 3 - Commission recommend to the City Council that there be amendments to the City's Unified Development Code to prohibit new indoor/outdoor selfstorage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio; d) Option 4 - Commission recommend to the City Council that there be amendments to the City's Unified Development Code to Amend to limit the number or location or concentration of indoor/outdoor self-storage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio; e) Option 5 - Commission recommend to the City Council the adoption of a moratorium consistent with statutory provisions to allow the Council, Commission and staff further time to analyze the regulation of indoor/outdoor mini-storage (also known as self-storage) facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio while not allowing any new applications for these facilities during the effective period of the moratorium; and,
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1223 of 1755 3 WHEREAS, at the conclusion of its discussion on February 8, the Planning Commission on a 5-0 motion vote recommended to the City Council the adoption of a moratorium consistent with statutory provisions; and,
WHEREAS, California Government Code Section 65858.a specifies the provisions under which a legislative body can enact a moratorium on the use, construction, establishment or operation of certain land uses when the legislative body believes there is a threat to the public health, safety and welfare of a community. Specifically this Section states: "Without following the procedures otherwise required prior to the adoption of a zoning ordinance, the legislative body of a county, city, including a charter city, or city and county, to protect the public safety, health, and welfare, may adopt as an urgency measure an interim ordinance prohibiting any uses that may be in conflict with a contemplated general plan, specific plan, or zoning proposal that the legislative body, planning commission or the planning department is considering or studying or intends to study within a reasonable time. That urgency measure shall require a four-fifths vote of the legislative body for adoption. The interim ordinance shall be of no further force and effect 45 days from its date of adoption. After notice pursuant to Section 65090 and public hearing, the legislative body may extend the interim ordinance for 10 months and 15 days and subsequently extend the interim ordinance for one year. Any extension shall also require a four-fifths vote for adoption. Not more than two extensions may be adopted”; and,
WHEREAS, on March 15, 2023, the City Council conducted a public hearing and approved Citywide Urgency Ordinance No. 1791 adopting an interim measure imposing a moratorium on the use, construction, establishment or operation of new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities within the City of Indio; and,
WHEREAS, on April 19, 2023, the City Council conducted a public hearing and approved Citywide Urgency Ordinance No. 1793 extending an interim measure imposing a moratorium on the use, construction, establishment or operation of new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities within the City of Indio; and,
WHEREAS, subsequent to the City Council’s approval of Citywide Urgency Ordinance No. 1793, the Community Development Department conducted a community survey regarding the regulation of storage facilities and also held an industry and interested parties stakeholder meeting on February 5, 2024; and, WHEREAS, on March 6, 2024, the City Council conducted a public hearing and approved Citywide Urgency Ordinance No. 1810 to authorize the extension to July 1, 2024, of citywide Urgency Ordinance No. 1793, an interim measure imposing a moratorium on the use, construction, establishment or operation of new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities within the City of Indio; and,
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1224 of 1755 4 WHEREAS, on April 10, 2024, the Planning Commission conducted a public study session during a regularly scheduled meeting to review and discuss potential policy alternatives for the regulation of self-storage/mini-storage facilities and recreational vehicle storage facilities in the City of Indio with these alternatives consisting of Policy Alternative No. 1 – No Change Alternative, Policy Alternative No. 2 – Enhanced Design Requirements, Policy Alternative No. 3 – Prohibition on New Uses, Policy Alternative No. 4 – Limitation on Total Number within City, Policy Alternative No. 5 – Location on Unique, Odd-Shaped or Physically Constrained Parcels, Policy Alternative No. 6 – Location Limitations for Facilities and Policy Alternative No. 7: Limitation To Interior Only/TwoStory Designs; and, WHEREAS, at the conclusion of its review and discussion on April 10, 2024, the Planning Commission provided consensus direction on a hybrid policy alternative for storage facilities consisting of Policy Alternative #4 (Limitation on Total Number within City) plus Policy Alternative #6 (Location Limitations for Facilities) plus Policy Alternative #2 (Enhanced Design Standards); and,
WHEREAS, on April 24, 2024, the Planning Commission conducted a public study session during a regularly scheduled meeting to review and discuss the Community Development Department’s analysis of the aforementioned hybrid alternative; and, WHEREAS, at the conclusion of its discussion on April 24, 2024, the Planning Commission provided consensus direction on the establishment of new storage facilities as prohibited land uses within the municipal limits of the City together with consensus direction that any recommendation to the City Council for this prohibition should include a five (5) year review with possible action from the effective date of the City Council’s action on the Planning Commission’s recommendation; and, WHEREAS, Section 15061 (Review for Exemption) of Title 14 of the California Code of Regulations and more specifically (b)(3) of this Section specifies that a lead agency may determine that an activity is covered by the commonsense exemption of the California Environmental Quality Act (CEQA) where it can be seen with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment, then the activity (ies) is not subject to CEQA; and, WHEREAS, a notice of a public hearing for the Planning Commission’s consideration of the requested text amendments was published in the April 28, 2024 edition of the Desert Sun, a newspaper of record; and,
WHEREAS, on May 8, 2024, the Planning Commission held a duly noticed public hearing to consider the requested text amendments during which evidence, both written and oral, including the staff report and supporting documents, was presented at said hearing; and,
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1225 of 1755 5 WHEREAS, at the conclusion of the public hearing and following discussion, the Planning Commission unanimously approved Resolution No. 2090 recommending to the City Council the approval of the text amendments to Section 2.04/Figure 2.04.02 and Section 4.19 (Mini-Storage Warehousing and Facilities) of the Unified Development Code to establish as prohibited land uses within the municipal limits of the City of Indio new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities and further recommending the adoption of the determination that the text amendments qualify for the commonsense exemption pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3) as it can be seen with certainty that there is no possibility that the text amendments will have a significant impact on the environment; and,
WHEREAS, a notice of a public hearing for the City Council’s consideration of the Planning Commission’s recommendation for the requested text amendments was published in the June 5, 2024 edition of the Desert Sun, a newspaper of record as welk as notice was provided to interested parties; and,
WHEREAS, on June 19, 2024, the City Council conducted a duly noticed public hearing and at the conclusion of the public hearing, following discussion and deliberation, the City Council determined that the passage of this Ordinance was in the interest of the public health, safety and welfare.
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 finds that all of the facts set forth in the recitals of this Ordinance are true and correct, and are incorporated into the following findings by reference, and constitute a material part of this Ordinance.
SECTION 2. Environmental Findings. The Planning Commission has independently reviewed the administrative record for the text amendments 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 Planning Commission finds that environmental compliance has been achieved as discussed below:
I. Compliance to Section 6.03.06. (Environmental Review) specifies the following:
A. California Environmental Quality Act (CEQA) Environmental Review:
The City of Indio Community Development Department, acting as Lead Agency, determined that Section 15061 (Review for Exemption) of Title 14 of the California Code of Regulations and more specifically (b)(3) of this Section was applicable to the proposed text amendments. Section 15061(b)(3) specifies that a lead agency may determine that an activity is covered by the commonsense exemption of the California Environmental
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1226 of 1755 6 Quality Act (CEQA) where it can be seen with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment, then the activity (ies) is not subject to CEQA.
The City Council concurs with the Community Development Department’s determination that the commonsense exemption specified in Section 15061(b)(3) is applicable to the text amendments specified herein as said amendments will prohibit the conduct and operation of a certain land use within the City that may have environmental impacts, but whose prohibition will result in these impacts not occurring. Further, the City Council considered the application of Section 15061(b)(3) together with any comments received during the public review process. The City Council has determined the text amendments are subject to the commonsense exemption specified in Section 15061(b)(3).
SECTION 3. Land Use 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 (AMENDMENTS TO THE GENERAL PLAN, DEVELOPMENT CODE AND ZONING
MAP) OF THE CITY OF INDIO UNIFIED DEVELOPMENT CODE
I. Criteria for Zoning Amendments.
1. The amendment is consistent with the General Plan;
Goal LU-1: Citywide Urban Structure. An urban structure that enhances the quality of life of residents, meets the community’s vision for the future, and weaves new growth areas together with established Indio neighborhoods.
• Maintaining the I-10 Employment Corridor subarea as a critical economic engine for the City.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1227 of 1755 7 City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There are a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040.
Goal LU-2: Active Places. Indio is a City with active and comfortable places that encourage social interaction and community gathering.
Policy 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.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040.
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.
Policy LU-10.2 Emerging industries. Support a diverse mix of light industrial, information, maker, and technology in order to provide jobs and tax revenues for the community by
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1228 of 1755 8 allowing emerging economic uses and industries within the Workplace and Employment designation.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040 and more specifically, this Policy. The prohibition of storage facilities within the Specific Plan boundaries will assist in maintaining the City’s industrial land base that will provide the opportunity to support the development of a diverse mix of light industrial, information, maker and technology businesses to provide jobs and tax revenues.
Policy 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.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1229 of 1755 9 of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The availability of industrial properties that would not be consumed by storage facilities would provide available land base for the development of future flex spaces for technology, light manufacturing and service tenants that would provide local employment opportunities and help diversify the City’s economic base.
Goal ED-1: Vibrant Economy. A vibrant economy that maintains existing businesses and attracts new development.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. In order for the City to have a vibrant economy and to be able to attract new industrial oriented development, the City must ensure that its industrial land inventory is maintained and is not given over to land uses that create no or limited jobs and do not substantively
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1230 of 1755 10 contribute to the fiscal health of the City and the community. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract new beneficial industrial businesses to support the City’s efforts to create a vibrant and sustainable local economy.
Goal ED-2: Employment Base. A growing employment base with a diversity of job opportunities for current and future residents.
Policy ED-2.1 Business development opportunities. Identify business development opportunities that will increase the number of professional and technical jobs as well as increase skill and wage levels. Emphasis should be placed on development opportunities that diversify the local economy.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract businesses that offer professional and technical jobs that will increase skill and wage levels in the City and diversity the City’s economic base.
Policy ED-2.4 Industrial growth. Support the retention and growth of the industrial and manufacturing sector and actively attract new industrial businesses.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1231 of 1755 11 qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the City will help maintain the industrial land base within the Specific Plan boundaries assisting the City in its ability to support the retention and growth of the industrial and manufacturing sector and actively attract new industrial businesses.
Policy ED-2.6 Attract livable wages. Continue to pursue and attract companies and industries who offer livable wages and medical benefits for employees in Indio.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1232 of 1755 12 entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help the City in its economic development efforts to pursue and attract companies and industries that would offer livable wages and medical benefits for employees in the City.
Goal ED-3: Workforce Development. A City with a highly educated, skilled, and adaptable workforce that is growing.
Policy ED-3.1 Economic development and labor pool alignment. Align economic development efforts with the labor pool to increase the number of jobs filled by Indio residents.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its efforts to increase the number of jobs filled by Indio residents through proactive economic development efforts that benefit from a retained industrial land base.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1233 of 1755 13 Goal ED-6: Tax Base Diversification. A City with a diversified tax base that allows it to flourish during different market cycles.
Policy ED-6.4 Non-retail taxes. When possible, identify and attract industrial and warehousing/distribution businesses that have substantial business-to-business or other non-retail taxable sales potential.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract businesses that offer professional and technical jobs that will increase skill and wage levels in the City and diversity the City’s economic base.
Goal ED-8: Jobs-Housing Balance. A City that grows with a balance of jobs and housing to meet the needs of current and future residents.
Policy ED-8.2 Employment infill. Allow employment generating land uses at infill sites and in development locations.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1234 of 1755 14 limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the City will eliminate low to no employment generating land uses from the Specific Plan boundaries increasing the available land supply to recruit employment generating land uses to benefit Indio residents.
2. The proposed amendment is internally consistent with other applicable provisions of the Code;
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. The prohibition of certain land uses is a legal exercise of the City’s police power granted by the state constitution. The practice of prohibiting certain land uses based on land use incompatibility or direct or indirect negative impacts to surrounding properties and area or citywide land use or transportation or economic development is an established legislative practice and has been implemented throughout applicable sections of the Unified Development Code previously adopted by ordinance by the City Council and effective on October 22, 2022.
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; There are no amendments needed or requested for any change in zone boundaries; rather the amendments are textual in nature only. Therefore, this criterion is not applicable.
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
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. There are no other amendments
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1235 of 1755 15 proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has fourteen (14) existing facilities with six (6) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. Therefore, the text amendments would create community benefits by prohibiting storage facilities within the City and preserving the remaining land base for diverse employment generating land uses.
5. The proposed amendment is in compliance with the provisions of the CEQA.
The City of Indio Community Development Department, acting as Lead Agency, determined that Section 15061 (Review for Exemption) of Title 14 of the California Code of Regulations and more specifically (b)(3) of this Section was applicable to the proposed text amendments. Section 15061(b)(3) specifies that a lead agency may determine that an activity is covered by the commonsense exemption of the California Environmental Quality Act (CEQA) where it can be seen with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment, then the activity (ies) is not subject to CEQA.
SECTION 4. Text Amendments to the Unified Development Code. The City Council hereby approves the following text amendments to the Unified Development Code:
A. Amendment to Figure 2.04.02-1 (Allowed Uses – Non-Residential Zones): Figure
2.04.02-1 (Allowed Uses – Non-Residential Zones) shall be amended as follows:
NON-RESIDENTIAL ZONES
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1236 of 1755 16 Use1IL IH RC RR Additional/Specific Use Regulations
Fueling Stations CUP CUP CUP X
See Chapter 4.05 (Automotive Service and
Repair/Fueling Stations)
Truck Stop/Fueling Station AUP P AUP X
See Chapter 4.05 (Automotive Service and
Repair/Fueling Stations)
Cannabis Related Uses
Cannabis Cultivation, Commercial X X X X See Chapter 4.07 (Cannabis Activity) Cannabis Cultivation, Personal X X X X See Chapter 4.07 (Cannabis Activity) Cannabis Logistics, Distribution, and
Transportation Facility
X X X X
Cannabis Manufacturing X X X X
Cannabis Retailer, Microbusiness, or
Dispensary X X P X See Chapter 4.07 (Cannabis Activity) Cannabis Testing Laboratory X X X X
Eating and Drinking Establishments and Entertainment Uses Bar/Nightclub/Lounge P X P X
Brewpub/Taproom/Wine Bar/
Microdistillery P X P X
Cinema/Theater/Performing Arts
Center
P X P X
Drive-Through, Non-Restaurants
(Accessory) A A A X See Chapter 4.13 (Drive-Through Uses) Live Entertainment as Accessory Use,
Indoors (Accessory) A X A X
Live Entertainment as Accessory Use,
Outdoors (Accessory)
A,
AUP,
TUP
X
A,
AUP,
TUP
X
Regular outdoor events as an accessory
use require an AUP. Sporadic events
require a TUP
(See Chapter 4.27 ((Temporary Uses)).
Outdoor Dining (Accessory) A X A X
Outdoor Entertainment AUP X AUP X
Restaurant, Dine-In and Take-Out P AUP P X
Restaurant, Drive -Through AUP AUP P X See Chapter 4.13 (Drive-Through Uses) Industrial and Manufacturing Uses
Artisan Manufacturing/Makers Space P P AUP X
Brewery/Distillery/Winery – without
tasting room or > 10,000 sf P P CUP X
Brewery/Distillery/Winery – with tasting
room and <10,000 sf P P AUP X
Construction and Materials Yards AUP P X X
Food or Beverage Manufacturing AUP P X X
Hazardous Materials/Wholesale Fuel
Storage and Distribution X P X X
Indoor Warehousing, Storage,
Wholesaling, and Distribution P P CUP X
Indoor Mini-Storage/SelfStorage/Recreational Vehicles Facilities Prohibited; Small footprint fulfillment
centers less than
50K sf in size may be allowed in the RC
Zone with a CUP.
Manufacturing/Processing, Heavy X P X X
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1237 of 1755 17 Manufacturing/Processing, Light P P X X
Mining/Resource Extraction X X X CUP
The following uses may be permitted in the
RR district subject to a CUP: mining; sand
or gravel extraction; batch plants; asphalt
plants; and secondary processing of raw
mineral
materials.
Outdoor Storage (Primary Use) AUP P X X Outdoor Storage for Mini-Storage/SelfStorage/Recreational Vehicles Facilities as Primary Land Use is Prohibited; See
Chapter 4.20 (Outdoor Storage)
Outdoor Storage (Accessory) A A A X Outdoor Storage for Mini-Storage/SelfStorage/Recreational Vehicles Facilities as Accessory Land Use is Prohibited; See
Chapter 4.20 (Outdoor Storage)
Salvage and Wrecking Yards X P X X
NON-RESIDENTIAL ZONES
Use1IL IH RC RR Additional/Specific Use Regulations
Lodging
Bed and Breakfast X X X X
Lodging – Extended Stay AUP X P X
Lodging – Hotels AUP X P X
Lodging – Motels AUP X P X
Lodging – Timeshares AUP X P X
Recreation, Education, and Public Assembly Uses
Campground, Temporary X X TUP X See Chapter 4.27 (Temporary Uses) Cemeteries, Crematories, or
Mausoleums
AUP AUP X X
Civic/Government P P P X
College/University CUP X CUP X
Commercial Recreation and Sports,
Indoor P P P X
Commercial Recreation and Sports,
Outdoor AUP CUP AUP X
Community Assembly, Up to 5,000 sf
(gross sf) P AUP P X
Community Assembly, > 5000 sf –
12,000
sf (gross sf)
AUP AUP P X
Community Assembly, >12,000 sf
(gross
sf)
CUP CUP AUP X
Cultural Institutions P X P X
Day Care Centers P X P X
See Chapter 4.09 (Child Day Care in a
Home
(Small and Large) and Day Care Centers)
Instructional Services, <= 5000 sf P X P X
Instructional Services, > 5000 sf P X P X
Open Space, Natural P P P P
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1238 of 1755 18 Parks and Recreation Facilities P X P X
Public Service Facility P P P X
Recreational Vehicle (RV) Park X X X X
Schools, Public or Private (TK-12) CUP X CUP X
Social Service Facilities AUP X AUP X
Tutoring Facilities P X P X
Vocational/Trade School CUP X AUP X
NON-RESIDENTIAL ZONES
Use1IL IH RC RR Additional/Specific Use Regulations
Funeral Homes and Mortuaries P P P X
General Retail ≤ 5,000 sf P CUP X P X
General Retail allowed with a CUP in the
IH zone only when in conjunction with a
mini- storage warehouse or facility (see
Chapter
4.19 Mini-Storage Warehousing or Facility).
General Retail 5,000 sf – 25,000 P CUP X P X
General Retail allowed with a CUP in the
IH zone only when in conjunction with a
mini- storage warehouse or facility (see
Chapter
4.19 Mini-Storage Warehousing or Facility).
General Retail/Superstore > 25,000 P X P X
Grocery Store P X P X
Hospital AUP X AUP X
Kennels/Boarding, Commercial P P P X
Kiosk/Outdoor Vending P P P X
Laundromat P AUP P X
Massage Establishment, Accessory
Use
A X A X
See Chapter 4.18 (Massage Establishment
(Accessory))
Massage Establishment, Stand-Alone X X X X
Medical Services, Extended Care AUP X AUP X
Medical Services, Medical/Dental/
Holistic/Clinic P X P X
Medical Services, Urgent Care P X P X
Mini-Storage Warehousing or Facility CUP X CUP X X X
See Chapter 4.19 (Mini-Storage
Warehousing
or Facility)
Neighborhood Market P X P X
Nursery/Garden Center P P P X
Offices, Processing P P P X
Offices, Professional/Administrative P CUP X P X
Office uses allowed with a CUP in the IH
zone only when in conjunction with a ministorage warehouse or facility (see Chapter
4.19 MiniStorage Warehousing or Facility)
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1239 of 1755 19 Offices, Service P CUP X P X
Office uses allowed with a CUP in the IH
zone only when in conjunction with a ministorage warehouse or facility (see Chapter
4.19 MiniStorage Warehousing or Facility)
Outdoor Display (Accessory) A X A A
Pawnshop CUP X CUP X See Chapter 4.21 (Pawnshops)
Personal Services P X P X
Research and Development P P AUP X
Smoke Shops P X P X See Chapter 4.24 (Smoke Shops)
Smoking Lounge P X P X
Swap Meet, Outdoor (Temporary) TUP X TUP X
Tattoo/Body Art/Piercing P X P X
See Chapter 4.25 (Tattoo/Body Art/Piercing
Establishments)
Resale/Consignment/Thrift Shop P X P X
See Chapter 4.25
(Resale/Consignment/Thrift
Shops)
Veterinary Hospitals P AUP P X
B. Amendment to Section 4.19 (Mini-Storage Warehousing or Facility) of the Unified Development Code: Section 4.19 (Mini-Storage Warehousing or Facility) shall be amended as follows:
4.19 Mini-Storage Warehousing or Facility
4.19.01 Purpose and Applicability
The purpose of this Chapter is to establish standards to enhance the compatibility of mini-storage warehousing or facilities, including affiliated recreational vehicle (RV) storage, with other commercial and industrial uses in the same zone and to minimize the impact of these uses on nearby properties. The development standards of this Chapter shall apply to all mini-storage warehousing or facilities in the city.
4.19.02 Standards
A. No more than one manager’s security residence shall be permitted.
B. All storage shall be within an enclosed building except for the storage of RVs, which shall be completely screened from view from surrounding properties and abutting streets.
C. A minimum 50 percent of the lot frontage of mini-storage warehousing or facility developments must be occupied by general retail or office uses on the ground floor (per Article 2 (Zone Regulations)).
These ground floor activities shall not be directly associated with the mini-storage warehousing or
facility established at the site. All mini-storage buildings and RV storage shall be located behind the fronting general retail or office uses.
1. Exception. The Director is authorized to exercise discretion in the application of this standard where it is determined that the location does
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1240 of 1755 20 not offer the market conditions to support implementation of the minimum retail/office frontage requirement, as substantiated through provision of a market analysis conducted by a qualified real estate professional.
D. The following activities are prohibited on or from the premises of a mini-storage warehouse or facility:
1. The conduct of a business (other than the mini-storage business itself, required fronting retail or office uses, and permitted accessory uses);
2. The retail sale of stored items;
3. The commercial repair of motor vehicles, boats, trailers and other like vehicles;
4. The operation of spray-painting equipment, power tools, welding equipment, or other similar equipment;
and
5. The production, fabrication, or assembly of products.
E. The rental of single unit trucks and small utility trailers shall be permitted as an accessory use to a mini- storage warehouse or facility, provided the business is conducted out of the same office as that of the mini- storage warehouse or facility. No trucks or trailers shall be displayed in public view, and the combined total of all trucks and trailers stored on site shall not exceed a ratio of two trucks or trailers for each 100 storage units.
F. Truck and trailer storage shall be screened from streets and adjacent properties.
G. When adjacent to a residential use, the exterior wall of the mini-storage shall be constructed of decorative block and subject to the standards in Chapter
3.01.10 (Fences, Walls, and Screening).
SECTION 5. Existing or Prior Approved Facilities. Nothing in this Ordinance is intended to prohibit the establishment of those facilities for which a land use application was previously submitted and deemed complete prior to the effective date of Ordinance No. 1791. When such facilities are established and operated, they shall be subject to the City’s non-conforming provisions as established in Chapter 6.07 of the Unified Development Code, as amended. Further, the prohibitions specified herein shall not be interpreted as affecting the use or operation of: 1) any legally existing self -storage facilities, mini -storage facilities and recreational vehicle storage facilities in the City, 2) self -storage facilities, mini -storage facilities and recreational vehicle storage facilities that have not yet been completed, but which are subject to a vesting tentative map or development agreement; or 3) self -storage facilities, mini -storage facilities and recreational vehicle storage facilities for which a building permit has been issued and in good faith reliance on such issuance substantial work has been completed and substantial liabilities incurred.
SECTION 6. CEQA Determination. The City Council hereby determines that the text amendments contained herein are covered by the California Environmental Quality Act (CEQA) commonsense exemption specified in Section 15061(b)(3) of Title 14 of the California Code of Regulations as it can be seen with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1241 of 1755 21 SECTION 7. Post Decision Review. The City Council’s decision on this matter shall be reviewed for possible amendment (s) by the Council with assistance from the Planning Commission no later than five (5) years from the effective date of this Ordinance.
SECTION 8. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such determination shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.
SECTION 9. Publication. The City Clerk is authorized and directed to cause this Ordinance to be published as required by law.
SECTION 10. Adoption and Effective Date. This Ordinance shall be introduced at a regular meeting and adopted at a regular meeting at least seven days after introduction. The Ordinance shall be effective upon the thirty-first day following adoption.
PASSED, APPROVED and ADOPTED this 19th day of June 2024. ___________________________
LUPE RAMOS AMITH
MAYOR
ATTEST:
________________________________
SABDI SANCHEZ, CMC
CITY CLERK ADMINISTRATOR
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1242 of 1755 1 RESOLUTION NO. 2090
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF INDIO,
CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA THE APPOVAL OF TEXT AMENDMENTS TO SECTION 2.04/FIGURE
2.040.02 AND SECTION 4.19 (MINI-STORAGE WAREHOUSING AND FACILITIES) OF THE UNIFIED DEVELOPMENT CODE AND SECTION 3.5/TABLE 3.5-1 OF THE HIGHWAY 111 CORRIDOR SPECIFIC PLAN TO ESTABLISH AS PROHIBITED LAND
USES WITHIN THE MUNICIPAL LIMITS OF THE CITY OF INDIO NEW MINI-STORAGE
FACILITIES, SELF-STORAGE FACILITIES AND RECREATIONAL VEHICLE
STORAGE FACILITIES AND FURTHER RECOMMENDING THE ADOPTION OF THE
DETERMINATION THAT THE TEXT AMENDMENTS QUALIFY FOR THE
COMMONSENSE EXEMPTION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES SECTION 15061(B)(3) AS IT
CAN BE SEEEN WITH CERTAINTY THAT THERE IS NO POSSIBILITY THAT THE
TEXT AMENDMENTS WILL HAVE A SIGNIFICANT IMPACT ON THE ENVIRONMENT WHEREAS, on September 18, 2019, the City Council conducted a public hearing approved Resolution No. 10107 adopting the City of Indio General Plan 2040; and, WHEREAS, on September 18, 2019, the City Council conducted a public hearing and approved Resolution No. 10106 certifying the Final Environmental Impact Report, adopting California Environmental Quality Act (CEQA) Findings and a Mitigation and Monitoring Program; and,
WHEREAS, on August 17, 2022, the City Council conducted a public hearing and approved Ordinance No. 1782 adopting the City of Indio Unified Development Code and associated zoning map that became effective on October 22, 2022; and, WHEREAS, on September 21, 2022, the City Council conducted a public hearing and approved Resolution No. 10326 making a Finding of Consistency with the General Plan 2040 Final Environmental Impact Report for the adoption of the Highway 111 Corridor Specific Plan; and,
WHEREAS, on September 21, 2022, the City Council conducted a public hearing and approved Resolution No. 10325 adopting the Highway 111 Corridor Specific Plan; and,
WHEREAS, on December 12, 2022, the Indio Planning Commission requested the Community Development Department to research and present findings on indoor/outdoor mini-storage also known as self-storage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities; and,
WHEREAS, the Planning Commission specifically requested that the Community Development Department provide information on the current number of permitted storage facilities in the City, the number of facilities that have been entitled but not constructed, DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1243 of 1755 2 the number of inquiries within the last year regarding these types of facilities and the number of facilities bordering the City of Indio in the Cities of Coachella, La Quinta, Palm Desert, and unincorporated Bermuda Dunes; and,
WHEREAS, on January 11, 2023, the Community Development Department presented the results of the requested research inclusive of the presence of thirteen (13) existing and active facilities in the City; a total of four (4) pending additional facilities currently going through the City’s land use entitlement approval processes, a total of three (3) facilities that have received land use entitlement approvals and are pending required engineering or building approvals, the receipt of nine (9) inquiries regarding potential additional storage facilities within the City during 2022; the current market focus on the City for these types of facilities and the limited number of current facilities outside the City inclusive of two (2) facilities in the City of Coachella, three (3) facilities in the City of La Quinta, three (3) facilities in the City of Palm Desert and one (1) facility in unincorporated Bermuda Dunes, the limited economic benefit of such facilities in terms of property tax generation, sales tax generation and employment generation and the current limited supply of light industrial and heavily industrial zoned lands within the City and the potential loss of future economic opportunity for the City through the continued absorption and utilization of this limited land supply for self-storage facilities, mini-storage facilities and recreational vehicle storage facilities; and,
WHEREAS, the Community Development Department at the Planning Commission’s February 8, 2023 regular meeting presented different options for the Planning Commission to recommend to the City Council inclusive of: a) Option 1 - Commission take no actions and no changes are made to current zoning regulations for indoor/outdoor mini-storage (also known as self-storage) facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio; b) Option 2 - Commission take no action and direct staff to prepare additional information for future discussion on topics identified by the Planning Commission regarding current zoning regulations for indoor/outdoor self-storage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio; c) Option 3 - Commission recommend to the City Council that there be amendments to the City's Unified Development Code to prohibit new indoor/outdoor selfstorage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio; d) Option 4 - Commission recommend to the City Council that there be amendments to the City's Unified Development Code to Amend to limit the number or location or concentration of indoor/outdoor self-storage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio; e) Option 5 - Commission recommend to the City Council the adoption of a moratorium consistent with statutory provisions to allow the Council, Commission and staff further time to analyze the regulation of indoor/outdoor mini-storage (also known as self-storage) facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio while not allowing any new applications for these facilities during the effective period of the moratorium; and,
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1244 of 1755 3 WHEREAS, at the conclusion of its discussion on February 8, the Planning Commission on a 5-0 motion vote recommended to the City Council the adoption of a moratorium consistent with statutory provisions; and,
WHEREAS, California Government Code Section 65858.a specifies the provisions under which a legislative body can enact a moratorium on the use, construction, establishment or operation of certain land uses when the legislative body believes there is a threat to the public health, safety and welfare of a community. Specifically this Section states: "Without following the procedures otherwise required prior to the adoption of a zoning ordinance, the legislative body of a county, city, including a charter city, or city and county, to protect the public safety, health, and welfare, may adopt as an urgency measure an interim ordinance prohibiting any uses that may be in conflict with a contemplated general plan, specific plan, or zoning proposal that the legislative body, planning commission or the planning department is considering or studying or intends to study within a reasonable time. That urgency measure shall require a four-fifths vote of the legislative body for adoption. The interim ordinance shall be of no further force and effect 45 days from its date of adoption. After notice pursuant to Section 65090 and public hearing, the legislative body may extend the interim ordinance for 10 months and 15 days and subsequently extend the interim ordinance for one year. Any extension shall also require a four-fifths vote for adoption. Not more than two extensions may be adopted”; and,
WHEREAS, on March 15, 2023, the City Council conducted a public hearing and approved Citywide Urgency Ordinance No. 1791 adopting an interim measure imposing a moratorium on the use, construction, establishment or operation of new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities within the City of Indio; and,
WHEREAS, on April 19, 2023, the City Council conducted a public hearing and approved Citywide Urgency Ordinance No. 1793 extending an interim measure imposing a moratorium on the use, construction, establishment or operation of new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities within the City of Indio; and,
WHEREAS, subsequent to the City Council’s approval of Citywide Urgency Ordinance No. 1793, the Community Development Department conducted a community survey regarding the regulation of storage facilities and also held an industry and interested parties stakeholder meeting on February 5, 2024; and, WHEREAS, on March 6 2024, the City Council conducted a public hearing and approved Citywide Urgency Ordinance No. 1810 to authorize the extension to July 1, 2024 of citywide Urgency Ordinance No. 1793, an interim measure imposing a moratorium on the use, construction, establishment or operation of new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities within the City of Indio; and,
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1245 of 1755 4 WHEREAS, on April 10, 2024, the Planning Commission conducted a public study session during a regularly scheduled meeting to review and discuss potential policy alternatives for the regulation of self-storage/mini-storage facilities and recreational vehicle storage facilities in the City of Indio with these alternatives consisting of Policy Alternative No. 1 – No Change Alternative, Policy Alternative No. 2 – Enhanced Design Requirements, Policy Alternative No. 3 – Prohibition on New Uses, Policy Alternative No. 4 – Limitation on Total Number within City, Policy Alternative No. 5 – Location on Unique, Odd-Shaped or Physically Constrained Parcels, Policy Alternative No. 6 – Location Limitations for Facilities and Policy Alternative No. 7: Limitation To Interior Only/TwoStory Designs; and, WHEREAS, at the conclusion of its review and discussion on April 10, 2024, the Planning Commission provided consensus direction on a hybrid policy alternative for storage facilities consisting of Policy Alternative #4 (Limitation on Total Number within City) plus Policy Alternative #6 (Location Limitations for Facilities) plus Policy Alternative #2 (Enhanced Design Standards); and,
WHEREAS, on April 24, 2024, the Planning Commission conducted a public study session during a regularly scheduled meeting to review and discuss the Community Development Department’s analysis of the aforementioned hybrid alternative; and, WHEREAS, at the conclusion of its discussion on April 24, 2024, the Planning Commission provided consensus direction on the establishment of new storage facilities as prohibited land uses within the municipal limits of the City together with consensus direction that any recommendation to the City Council for this prohibition should include a five (5) year review with possible action from the effective date of the City Council’s action on the Planning Commission’s recommendation; and, WHEREAS, Section 15061 (Review for Exemption) of Title 14 of the California Code of Regulations and more specifically (b)(3) of this Section specifies that a lead agency may determine that an activity is covered by the commonsense exemption of the California Environmental Quality Act (CEQA) where it can be seen with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment, then the activity (ies) is not subject to CEQA; and, WHEREAS, a notice of a public hearing for the Planning Commission’s consideration of the requested text amendments was published in the April 28, 2024 edition of the Desert Sun, a newspaper of record; and,
WHEREAS, on May 8, 2024, the Planning Commission held a duly noticed public hearing to consider the requested text amendments during which evidence, both written and oral, including the staff report and supporting documents, was presented at said hearing; and,
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1246 of 1755 5 WHEREAS, at the conclusion of the public hearing and following discussion, the Planning Commission approved this Resolution recommending to the City Council the approval of the text amendments to Section 2.04/Figure 2.040.02 and Section 4.19 (MiniStorage Warehousing and Facilities) of the Unified Development Code and Section
3.5/Table 3.5-1 of the Highway 111 Corridor Specific Plan to establish as prohibited land uses within the municipal limits of the City of Indio new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities and further recommending the adoption of the determination that the text amendments qualify for the commonsense exemption pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3) as it can be seen with certainty that there is no possibility that the text amendments will have a significant impact on the environment.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF INDIO, CALIFORNIA, HEREBY FINDS, DETERMINES AND RESOLVESAS FOLLOWS:
SECTION 1. Incorporation of Recitals. The Planning Commission hereby specifically finds that all of the facts set forth in the recitals of this Resolution are true and correct, and are incorporated into the following findings by reference, and constitute a material part of this Resolution.
SECTION 2. Environmental Findings. The Planning Commission has independently reviewed the administrative record for the text amendments 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 Planning Commission finds that environmental compliance has been achieved as discussed below:
I. Compliance to Section 6.03.06. (Environmental Review) specifies the following:
A. California Environmental Quality Act (CEQA) Environmental Review:
The City of Indio Community Development Department, acting as Lead Agency, determined that Section 15061 (Review for Exemption) of Title 14 of the California Code of Regulations and more specifically (b)(3) of this Section was applicable to the proposed text amendments. Section 15061(b)(3) specifies that a lead agency may determine that an activity is covered by the commonsense exemption of the California Environmental Quality Act (CEQA) where it can be seen with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment, then the activity (ies) is not subject to CEQA.
The Planning Commission concurs with the Community Development Department’s determination that the commonsense exemption specified in Section 15061(b)(3) is applicable to the text amendments specified herein as said amendments will prohibit the conduct and operation of a certain land use within the City that may have environmental impacts, but whose prohibition will result in these impacts not occurring. Further, the Planning Commission considered the application of Section 15061(b)(3) together with DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1247 of 1755 6 any comments received during the public review process. The Planning Commission has determined to recommend to the City Council that it make a determination the text amendments are subject to the commonsense exemption specified in Section 15061(b)(3).
SECTION 3. Land Use 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 Planning Commission hereby finds that:
SECTION 6.06.01 (AMENDMENTS TO THE GENERAL PLAN, DEVELOPMENT CODE AND ZONING
MAP) OF THE CITY OF INDIO UNIFIED DEVELOPMENT CODE
I. Criteria for Zoning Amendments.
1. The amendment is consistent with the General Plan;
Goal LU-1: Citywide Urban Structure. An urban structure that enhances the quality of life of residents, meets the community’s vision for the future, and weaves new growth areas together with established Indio neighborhoods.
x Maintaining the I-10 Employment Corridor subarea as a critical economic engine for the City.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There are a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040.
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1248 of 1755 7 Goal LU-2: Active Places. Indio is a City with active and comfortable places that encourage social interaction and community gathering.
Policy 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.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040.
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.
Policy LU-10.2 Emerging industries. Support a diverse mix of light industrial, information, maker, and technology in order to provide jobs and tax revenues for the community by allowing emerging economic uses and industries within the Workplace and Employment designation.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1249 of 1755 8 limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040 and more specifically, this Policy. The prohibition of storage facilities within the Specific Plan boundaries will assist in maintaining the City’s industrial land base that will provide the opportunity to support the development of a diverse mix of light industrial, information, maker and technology businesses to provide jobs and tax revenues.
Policy 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.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1250 of 1755 9 of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The availability of industrial properties that would not be consumed by storage facilities would provide available land base for the development of future flex spaces for technology, light manufacturing and service tenants that would provide local employment opportunities and help diversify the City’s economic base.
Goal ED-1: Vibrant Economy. A vibrant economy that maintains existing businesses and attracts new development.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. In order for the City to have a vibrant economy and to be able to attract new industrial oriented development, the City must ensure that its industrial land inventory is maintained and is not given over to land uses that create no or limited jobs and do not substantively contribute to the fiscal health of the City and the community. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract new beneficial industrial businesses to support the City’s efforts to create a vibrant and sustainable local economy.
Goal ED-2: Employment Base. A growing employment base with a diversity of job opportunities for current and future residents.
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1251 of 1755 10 Policy ED-2.1 Business development opportunities. Identify business development opportunities that will increase the number of professional and technical jobs as well as increase skill and wage levels. Emphasis should be placed on development opportunities that diversify the local economy.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract businesses that offer professional and technical jobs that will increase skill and wage levels in the City and diversity the City’s economic base.
Policy ED-2.4 Industrial growth. Support the retention and growth of the industrial and manufacturing sector and actively attract new industrial businesses.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1252 of 1755 11 and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the City will help maintain the industrial land base within the Specific Plan boundaries assisting the City in its ability to support the retention and growth of the industrial and manufacturing sector and actively attract new industrial businesses.
Policy ED-2.6 Attract livable wages. Continue to pursue and attract companies and industries who offer livable wages and medical benefits for employees in Indio.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help the City in its DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1253 of 1755 12 economic development efforts to pursue and attract companies and industries that would offer livable wages and medical benefits for employees in the City.
Goal ED-3: Workforce Development. A City with a highly educated, skilled, and adaptable workforce that is growing.
Policy ED-3.1 Economic development and labor pool alignment. Align economic development efforts with the labor pool to increase the number of jobs filled by Indio residents.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its efforts to increase the number of jobs filled by Indio residents through proactive economic development efforts that benefit from a retained industrial land base.
Goal ED-6: Tax Base Diversification. A City with a diversified tax base that allows it to flourish during different market cycles.
Policy ED-6.4 Non-retail taxes. When possible, identify and attract industrial and warehousing/distribution businesses that have substantial business-to-business or other non-retail taxable sales potential.
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1254 of 1755 13 The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract businesses that offer professional and technical jobs that will increase skill and wage levels in the City and diversity the City’s economic base.
Goal ED-8: Jobs-Housing Balance. A City that grows with a balance of jobs and housing to meet the needs of current and future residents.
Policy ED-8.2 Employment infill. Allow employment generating land uses at infill sites and in development locations.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1255 of 1755 14 Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the City will eliminate low to no employment generating land uses from the Specific Plan boundaries increasing the available land supply to recruit employment generating land uses to benefit Indio residents.
2. The proposed amendment is internally consistent with other applicable provisions of the Code;
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. The prohibition of certain land uses is a legal exercise of the City’s police power granted by the state constitution. The practice of prohibiting certain land uses based on land use incompatibility or direct or indirect negative impacts to surrounding properties and area or citywide land use or transportation or economic development is an established legislative practice and has been implemented throughout applicable sections of the Unified Development Code previously adopted by ordinance by the City Council and effective on October 22, 2022.
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; There are no amendments needed or requested for any change in zone boundaries; rather the amendments are textual in nature only. Therefore, this criterion is not applicable.
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
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1256 of 1755 15 currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. Therefore, the text amendments would create community benefits by prohibiting storage facilities within the City and preserving the remaining land base for diverse employment generating land uses.
5. The proposed amendment is in compliance with the provisions of the CEQA.
The City of Indio Community Development Department, acting as Lead Agency, determined that Section 15061 (Review for Exemption) of Title 14 of the California Code of Regulations and more specifically (b)(3) of this Section was applicable to the proposed text amendments. Section 15061(b)(3) specifies that a lead agency may determine that an activity is covered by the commonsense exemption of the California Environmental Quality Act (CEQA) where it can be seen with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment, then the activity (ies) is not subject to CEQA.
SECTION 6.05.03 (SPECIFIC PLANS) OF THE CITY OF INDIO UNIFIED DEVELOPMENT CODE K. Amendments. A Specific Plan may be amended through the same procedure specified by this Section for the approval of a Specific Plan.
The text amendments to the Highway 111 Corridor Specific Plan are being processed in accordance with the procedures specified in Section 6.05.03 (Specific Plans).
1. The proposed Specific Plan is consistent with the General Plan and all relevant elements and is not inconsistent with any element thereof; The text amendments to the Highway 111 Corridor Specific Plan have been evaluated for consistency to applicable goals and policies of the City of Indio General Plan 2040 as discussed below:
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1257 of 1755 16 Goal LU-1: Citywide Urban Structure. An urban structure that enhances the quality of life of residents, meets the community’s vision for the future, and weaves new growth areas together with established Indio neighborhoods.
x Maintaining the I-10 Employment Corridor subarea as a critical economic engine for the City.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040.
Goal LU-2: Active Places. Indio is a City with active and comfortable places that encourage social interaction and community gathering.
Policy 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.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1258 of 1755 17 currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040.
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.
Policy LU-10.2 Emerging industries. Support a diverse mix of light industrial, information, maker, and technology in order to provide jobs and tax revenues for the community by allowing emerging economic uses and industries within the Workplace and Employment designation.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1259 of 1755 18 Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040 and more specifically, this Policy. The prohibition of storage facilities within the Specific Plan boundaries will assist in maintaining the City’s industrial land base that will provide the opportunity to support the development of a diverse mix of light industrial, information, maker and technology businesses to provide jobs and tax revenues.
Policy 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.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The availability of industrial properties that would not be consumed by storage facilities would provide available land base for the development of future flex spaces for technology, light manufacturing and service tenants that would provide local employment opportunities and help diversify the City’s economic base.
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1260 of 1755 19 Goal ED-1: Vibrant Economy. A vibrant economy that maintains existing businesses and attracts new development.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There are a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. In order for the City to have a vibrant economy and to be able to attract new industrial oriented development, the City must ensure that its industrial land inventory is maintained and is not given over to land uses that create no or limited jobs and do not substantively contribute to the fiscal health of the City and the community. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract new beneficial industrial businesses to support the City’s efforts to create a vibrant and sustainable local economy.
Goal ED-2: Employment Base. A growing employment base with a diversity of job opportunities for current and future residents.
Policy ED-2.1 Business development opportunities. Identify business development opportunities that will increase the number of professional and technical jobs as well as increase skill and wage levels. Emphasis should be placed on development opportunities that diversify the local economy.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1261 of 1755 20 communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract businesses that offer professional and technical jobs that will increase skill and wage levels in the City and diversity the City’s economic base.
Policy ED-2.4 Industrial growth. Support the retention and growth of the industrial and manufacturing sector and actively attract new industrial businesses.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1262 of 1755 21 construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the City will help maintain the industrial land base within the Specific Plan boundaries assisting the City in its ability to support the retention and growth of the industrial and manufacturing sector and actively attract new industrial businesses.
Policy ED-2.6 Attract livable wages. Continue to purse and attract companies and industries who offer livable wages and medical benefits for employees in Indio.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help the City in its economic development efforts to pursue and attract companies and industries that would offer livable wages and medical benefits for employees in the City.
Goal ED-3: Workforce Development. A City with a highly educated, skilled, and adaptable workforce that is growing.
Policy ED-3.1 Economic development and labor pool alignment. Align economic development efforts with the labor pool to increase the number of jobs filled by Indio residents.
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1263 of 1755 22 The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its efforts to increase the number of jobs filled by Indio residents through proactive economic development efforts that benefit from a retained industrial land base.
Goal ED-6: Tax Base Diversification. A City with a diversified tax base that allows it to flourish during different market cycles.
Policy ED-6.4 Non-retail taxes. When possible, identify and attract industrial and warehousing/distribution businesses that have substantial business-to-business or other non-retail taxable sales potential.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1264 of 1755 23 and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the Specific Plan boundaries will help maintain the industrial land base within the City assisting the City in its ability to attract businesses that offer professional and technical jobs that will increase skill and wage levels in the City and diversity the City’s economic base.
Goal ED-8: Jobs-Housing Balance. A City that grows with a balance of jobs and housing to meet the needs of current and future residents.
Policy ED-8.2 Employment infill. Allow employment generating land uses at infill sites and in development locations.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1265 of 1755 24 generating land uses and businesses envisioned by the General Plan 2040. The prohibition of storage facilities within the City will eliminate low to no employment generating land uses from the Specific Plan boundaries increasing the available land supply to recruit employment generating land uses to benefit Indio residents.
2. The proposed Specific Plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the city;
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040.
3. The subject property(ies) proposed for the Specific Plan is physically suitable for the requested land uses and physical site development; The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the boundaries of the Highway 111 Corridor Specific Plan. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. The prohibition of certain land uses is a legal exercise of the City’s police power granted by the state constitution. The affected properties would be utilized for other land use purposes authorized by the Specific Plan with the enactment of this prohibition.
4. The Specific Plan provides for community benefits beyond those normally required under existing development regulations;
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1266 of 1755 25 The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. Therefore, the text amendments would create community benefits by prohibiting storage facilities within the Specific Plan boundaries and preserving the remaining land base for diverse employment generating land uses.
5. The Specific Plan preserves open space, identified environmentally sensitive areas, natural vegetation and significant trees, watercourses, historic buildings and places, and other features of value to the community; The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the boundaries of the Highway 111 Corridor Specific Plan. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. The prohibition of certain land uses is a legal exercise of the City’s police power granted by the state constitution. The text amendments would prohibit certain land uses from occurring on applicable and appropriately designated properties in the Specific Plan.
The affected properties would be utilized for other land use purposes authorized by the Specific Plan with the enactment of this prohibition. The Specific Plan as a whole addresses standards and methodologies for the preservation of open space, environmentally sensitive areas, natural vegetation, significant trees, historic buildings and places and other features of value to the community. In addition, any future development of authorized land uses on those properties affected by the text DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1267 of 1755 26 amendments would be subject to environmental review, as applicable, pursuant to the California Environmental Quality Act (CEQA).
6. The Specific Plan provides for efficient street and utility systems through the clustering of structures;
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The structures associated with these land uses are not typically developed in a cluster format, but rather are spread out over multiple buildings separated by vehicular drive-aisles or in the instances of combination self-storage/mini-storage and recreational vehicle storage facilities or recreational vehicle storage facilities only, significant surface parking areas are provided that limit the ability to cluster structures. The prohibition of these land uses would facilitate the development of other land uses authorized by the Specific Plan that would provide for increased opportunities for clustering of structures because of the ability to more effectively conduct site and building design than the land intensive and constrictive nature of storage facilities.
7. The Specific Plan utilizes innovative methods and concepts not readily available under traditional subdivision and zoning methods; The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The design and development of these facilities are typically done utilizing traditional design concepts and methods and do not normally offer substantive opportunities for the use of innovative methods and concepts. The prohibition of these facilities would allow for other nonresidential land uses to be developed that would likely provide more opportunities for innovative design methods and concepts.
8. The Specific Plan prescribes reasonable controls and standards for affected land uses to ensure compatibility and integrity of those uses with other established uses;
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1268 of 1755 27 The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. Development of properties within the boundaries of the Specific Plan is subject to the development regulations and standards specified in the Plan. The prohibition of storage facilities within the boundaries of the Specific Plan will result in the development of alternative land uses on applicable properties that will be evaluated in the future for compliance with applicable development regulations and standards of the Specific Plan.
9. The Specific Plan provides reasonable property development rights while protecting environmentally sensitive land uses and species; The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. This prohibition is authorized per the state constitution as an appropriate exercise of the City’s police power. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The prohibition of these land uses would facilitate the development of other land uses authorized by the Specific Plan that would provide the opportunity to balance property development rights with protection of environmentally sensitive land use and species.
10. The proposed Specific Plan ensures development of desirable character which would be harmonious with existing and proposed development in the surrounding neighborhood;
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. This prohibition is authorized per the state constitution as an appropriate exercise of the City’s police power. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1269 of 1755 28 areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The prohibition of these land uses would enhance the ability to ensure development of desirable character that will be harmonious with existing and proposed and development in the surrounding neighborhood. The development of storage facilities generally results in auto/vehicle-oriented developments with limited architectural design features, non-creative site design and limited daily activities as a result of non-traditional hours of operation and limited to no staffing. The prohibition of these land uses would facilitate the development of other land uses authorized by the Specific Plan that would result in increased building and site design features that would substantively contribute to and enhance the aesthetic and sense of place character of the surrounding properties and neighborhoods.
11. The Specific Plan has been designed to provide for flexibility, innovative use of land resources and development, a variety of housing and other development types, and an equitable method of transportation access; The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. This prohibition is authorized per the state constitution as an appropriate exercise of the City’s police power. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The prohibition of these land uses would not substantively impact the implementation of the Specific Plan because other land uses would continue to be allowed for development on applicable properties that would be supportive of the vision and goals of the Specific Plan that is consistent with the vision, goals and policies of the General Plan 2040.
12. The Specific Plan is not an alternate to adopted development regulations of the City because the applicant has substantively demonstrated that the Specific Plan achieves one or more of the following:
a. Provides for community benefits beyond those normally required under existing development regulations.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1270 of 1755 29 limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. Therefore, the text amendments would create community benefits by prohibiting storage facilities within the Specific Plan boundaries and preserving the remaining land base for diverse employment generating land uses.
b. Preserves open space, identified environmentally sensitive areas, natural vegetation and significant trees, watercourses, historic buildings and places and other features of value to the community.
The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the boundaries of the Highway 111 Corridor Specific Plan. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. The prohibition of certain land uses is a legal exercise of the City’s police power granted by the state constitution. The text amendments would prohibit certain land uses from occurring on applicable and appropriately designated properties in the Specific Plan.
The affected properties would be utilized for other land use purposes authorized by the Specific Plan with the enactment of this prohibition. The Specific Plan as a whole addresses standards and methodologies for the preservation of open space, environmentally sensitive areas, natural vegetation, significant trees, historic buildings and places and other features of value to the community. In addition, any future development of authorized land uses on those properties affected by the text amendments would be subject to environmental review, as applicable, pursuant to the California Environmental Quality Act (CEQA).
c. Provides for efficient street and utility systems through the clustering of structures.
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1271 of 1755 30 The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The structures associated with these land uses are not typically developed in a cluster format, but rather are spread out over multiple buildings separated by vehicular drive-aisles or in the instances of combination self-storage/mini-storage and recreational vehicle storage facilities or recreational vehicle storage facilities only, significant surface parking areas are provided that limit the ability to cluster structures. The prohibition of these land uses would facilitate the development of other land uses authorized by the Specific Plan that would provide for increased opportunities for clustering of structures because of the ability to more effectively conduct site and building design than the land intensive and constrictive nature of storage facilities.
13. There are existing or planned public and private infrastructure available to the subject property(ies) proposed for the Specific Plan. If one or more public or private infrastructure is not currently available to serve the project, the applicant shall bear the burden of proof in demonstrating how such service will be provided; The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the boundaries of the Highway 111 Corridor Specific Plan. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. The prohibition of certain land uses is a legal exercise of the City’s police power granted by the state constitution. The text amendments would prohibit certain land uses from occurring on applicable and appropriately designated properties in the Specific Plan.
The affected properties would be utilized for other land use purposes authorized by the Specific Plan with the enactment of this prohibition. The future development of these properties will be evaluated relative to the need for public infrastructure and legally conditioned, as applicable, to provide said infrastructure.
14. The Specific Plan is the “highest and best use” of the land relative to the requested change in allowable land uses, development intensity and/or density, and development standards as compared against the current zoning applied to the property(ies) being proposed for the application of the Specific Plan; and The text amendments would prohibit mini-storage, self-storage and recreational vehicle storage facilities within the City’s municipal limits. There are no other amendments proposed to the Highway 111 Corridor Specific Plan and its rules and regulations would remain in effect and applicable to properties within its boundary. While these land uses provide a qualitative benefit to residents and businesses of Indio and other surrounding DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1272 of 1755 31 communities through the provision of storage spaces for personal property and real property, they generated no to limited employment, limited property taxes and no to limited sales taxes. These facilities are currently only allowed in those areas of the City designated with Light Industrial and Heavy Industrial zoning designations. The City currently has a limited supply of industrially zoned land (approximately 519 acres) and the utilization of this land for non or limited employment generating purposes is inconsistent with applicable goals and policies of Chapter 3 (Land Use and Urban Design) and Chapter 5 (Economic Development) of the General Plan 2040. A substantial number of working Indio residents – approximately 83 percent per an analysis conducted by the Coachella Valley Economic Partnership – leave the City to work. This results in a direct loss of jobs to other communities in the Coachella Valley as well as indirect loss of revenue benefits because of the lack of utilization of retail and personal services that generate sales tax revenue that can be utilized to provide public services. Further, the City of Indio has thirteen (13) existing facilities with seven (7) more facilities currently entitled, being reviewed for building permit issuance or engineering approval or under construction. There is a total of nine (9) of these facilities in the surrounding communities of Coachella, La Quinta, Palm Desert and unincorporated Bermuda Dunes. The City of Indio has more than double the total number of facilities in the surrounding communities that reduces the available industrial land base for the development of employment generating land uses and businesses envisioned by the General Plan 2040. Therefore, the text amendments would create community benefits by prohibiting storage facilities within the Specific Plan boundaries and preserving the remaining land base for diverse employment generating land uses.
15. The proposed project has been reviewed in compliance with the provisions of CEQA and there would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored unless findings are made in compliance with CEQA.
The City of Indio Community Development Department, acting as Lead Agency, determined that Section 15061 (Review for Exemption) of Title 14 of the California Code of Regulations and more specifically (b)(3) of this Section was applicable to the proposed text amendments. Section 15061(b)(3) specifies that a lead agency may determine that an activity is covered by the commonsense exemption of the California Environmental Quality Act (CEQA) where it can be seen with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment, then the activity (ies) is not subject to CEQA.
SECTION 5. Land Use Recommendations to City Council. The Planning Commission hereby recommends to the City Council the approval of the text amendments the Unified Development Code and the Highway 111 Corridor Specific Plan as specified below:
A. Amendment to Figure 2.04.02-1 (Allowed Uses – Non-Residential Zones): Figure
2.04.02-1 (Allowed Uses – Non-Residential Zones) shall be amended as follows:
NON-RESIDENTIAL ZONES
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1273 of 1755 32 Use1 IL IH RC RR Additional/Specific Use Regulations Fueling Stations CUP CUP CUP X See Chapter 4.05 (Automotive Service and Repair/Fueling Stations)
Truck Stop/Fueling Station AUP P AUP X See Chapter 4.05 (Automotive Service and Repair/Fueling Stations)
Cannabis Related Uses
Cannabis Cultivation, Commercial X X X X See Chapter 4.07 (Cannabis Activity) Cannabis Cultivation, Personal X X X X See Chapter 4.07 (Cannabis Activity) Cannabis Logistics, Distribution, and
Transportation Facility
X X X X
Cannabis Manufacturing X X X X
Cannabis Retailer, Microbusiness, or
Dispensary X X P X See Chapter 4.07 (Cannabis Activity) Cannabis Testing Laboratory X X X X
Eating and Drinking Establishments and Entertainment Uses Bar/Nightclub/Lounge P X P X
Brewpub/Taproom/Wine Bar/
Microdistillery P X P X
Cinema/Theater/Performing Arts
Center
P X P X
Drive-Through, Non-Restaurants
(Accessory) A A A X See Chapter 4.13 (Drive-Through Uses) Live Entertainment as Accessory Use,
Indoors (Accessory) A X A X
Live Entertainment as Accessory Use,
Outdoors (Accessory)
A,
AUP,
TUP
X A,
AUP,
TUP
X
Regular outdoor events as an accessory
use require an AUP. Sporadic events
require a TUP
(See Chapter 4.27 ((Temporary Uses)).
Outdoor Dining (Accessory) A X A X
Outdoor Entertainment AUP X AUP X
Restaurant, Dine-In and Take-Out P AUP P X
Restaurant, Drive -Through AUP AUP P X See Chapter 4.13 (Drive-Through Uses) Industrial and Manufacturing Uses
Artisan Manufacturing/Makers Space P P AUP X
Brewery/Distillery/Winery – without
tasting room or > 10,000 sf P P CUP X
Brewery/Distillery/Winery – with tasting
room and <10,000 sf P P AUP X
Construction and Materials Yards AUP P X X
Food or Beverage Manufacturing AUP P X X
Hazardous Materials/Wholesale Fuel
Storage and Distribution X P X X
Indoor Warehousing, Storage,
Wholesaling, and Distribution P P CUP X
Mini-Storage/Self-Storage/Recreational
Vehicles Facilities Prohibited; Small
footprint fulfillment centers less than
50K sf in size may be allowed in the RC
Zone with a CUP.
Manufacturing/Processing, Heavy X P X X
Manufacturing/Processing, Light P P X X
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1274 of 1755 33 Mining/Resource Extraction X X X CUP
The following uses may be permitted in the
RR district subject to a CUP: mining; sand
or gravel extraction; batch plants; asphalt
plants; and secondary processing of raw
mineral
materials.
Outdoor Storage (Primary Use) AUP P X X Outdoor Storage for Mini-Storage/SelfStorage/Recreational Vehicles Facilities as Primary Land Use is Prohibited; See
Chapter 4.20 (Outdoor Storage)
Outdoor Storage (Accessory) A A A X Outdoor Storage for Mini-Storage/SelfStorage/Recreational Vehicles Facilities as Accessory Land Use is Prohibited; See
Chapter 4.20 (Outdoor Storage)
Salvage and Wrecking Yards X P X X
NON-RESIDENTIAL ZONES
Use1 IL IH RC RR Additional/Specific Use Regulations
Lodging
Bed and Breakfast X X X X
Lodging – Extended Stay AUP X P X
Lodging – Hotels AUP X P X
Lodging – Motels AUP X P X
Lodging – Timeshares AUP X P X
Recreation, Education, and Public Assembly Uses
Campground, Temporary X X TUP X See Chapter 4.27 (Temporary Uses) Cemeteries, Crematories, or
Mausoleums
AUP AUP X X
Civic/Government P P P X
College/University CUP X CUP X
Commercial Recreation and Sports,
Indoor P P P X
Commercial Recreation and Sports,
Outdoor AUP CUP AUP X
Community Assembly, Up to 5,000 sf
(gross sf) P AUP P X
Community Assembly, > 5000 sf –
12,000
sf (gross sf)
AUP AUP P X
Community Assembly, >12,000 sf
(gross
sf)
CUP CUP AUP X
Cultural Institutions P X P X
Day Care Centers P X P X See Chapter 4.09 (Child Day Care in a Home
(Small and Large) and Day Care Centers)
Instructional Services, <= 5000 sf P X P X
Instructional Services, > 5000 sf P X P X
Open Space, Natural P P P P
Parks and Recreation Facilities P X P X
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1275 of 1755 34 Public Service Facility P P P X
Recreational Vehicle (RV) Park X X X X
Schools, Public or Private (TK-12) CUP X CUP X
Social Service Facilities AUP X AUP X
Tutoring Facilities P X P X
Vocational/Trade School CUP X AUP X
NON-RESIDENTIAL ZONES
Use1 IL IH RC RR Additional/Specific Use Regulations
Funeral Homes and Mortuaries P P P X
General Retail ≤ 5,000 sf P CUP X P X
General Retail allowed with a CUP in the
IH zone only when in conjunction with a
mini- storage warehouse or facility (see
Chapter
4.19 Mini-Storage Warehousing or Facility).
General Retail 5,000 sf – 25,000 P CUP X P X
General Retail allowed with a CUP in the
IH zone only when in conjunction with a
mini- storage warehouse or facility (see
Chapter
4.19 Mini-Storage Warehousing or Facility).
General Retail/Superstore > 25,000 P X P X
Grocery Store P X P X
Hospital AUP X AUP X
Kennels/Boarding, Commercial P P P X
Kiosk/Outdoor Vending P P P X
Laundromat P AUP P X
Massage Establishment, Accessory
Use
A X A X See Chapter 4.18 (Massage Establishment
(Accessory))
Massage Establishment, Stand-Alone X X X X
Medical Services, Extended Care AUP X AUP X
Medical Services, Medical/Dental/
Holistic/Clinic P X P X
Medical Services, Urgent Care P X P X
Mini-Storage Warehousing or Facility CUP X CUP X X X See Chapter 4.19 (Mini-Storage Warehousing
or Facility)
Neighborhood Market P X P X
Nursery/Garden Center P P P X
Offices, Processing P P P X
Offices, Professional/Administrative P CUP X P X
Office uses allowed with a CUP in the IH
zone only when in conjunction with a ministorage warehouse or facility (see Chapter
4.19 MiniStorage Warehousing or Facility)
Offices, Service P CUP X P X
Office uses allowed with a CUP in the IH
zone only when in conjunction with a ministorage warehouse or facility (see Chapter
4.19 MiniStorage Warehousing or Facility)
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1276 of 1755 35 Outdoor Display (Accessory) A X A A
Pawnshop CUP X CUP X See Chapter 4.21 (Pawnshops)
Personal Services P X P X
Research and Development P P AUP X
Smoke Shops P X P X See Chapter 4.24 (Smoke Shops)
Smoking Lounge P X P X
Swap Meet, Outdoor (Temporary) TUP X TUP X
Tattoo/Body Art/Piercing P X P X See Chapter 4.25 (Tattoo/Body Art/Piercing Establishments)
Resale/Consignment/Thrift Shop P X P X See Chapter 4.25 (Resale/Consignment/Thrift
Shops)
Veterinary Hospitals P AUP P X
B. Amendment to Section 4.19 (Mini-Storage Warehousing or Facility) of the Unified Development Code: Section 4.19 (Mini-Storage Warehousing or Facility) shall be amended as follows:
4.19 Mini-Storage Warehousing or Facility
4.19.01 Purpose and Applicability
The purpose of this Chapter is to establish standards to enhance the compatibility of mini-storage warehousing or facilities, including affiliated recreational vehicle (RV) storage, with other commercial and industrial uses in the same zone and to minimize the impact of these uses on nearby properties. The development standards of this Chapter shall apply to all mini-storage warehousing or facilities in the city.
4.19.02 Standards
A. No more than one manager’s security residence shall be permitted.
B. All storage shall be within an enclosed building except for the storage of RVs, which shall be completely screened from view from surrounding properties and abutting streets.
C. A minimum 50 percent of the lot frontage of mini-storage warehousing or facility developments must be occupied by general retail or office uses on the ground floor (per Article 2 (Zone Regulations)).
These ground floor activities shall not be directly associated with the mini-storage warehousing or
facility established at the site. All mini-storage buildings and RV storage shall be located behind the fronting general retail or office uses.
1. Exception. The Director is authorized to exercise discretion in the application of this standard where it is determined that the location does not offer the market conditions to support implementation of the minimum retail/office frontage requirement, as substantiated through provision of a market analysis conducted by a qualified real estate professional.
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1277 of 1755 36 D. The following activities are prohibited on or from the premises of a mini-storage warehouse or facility:
1. The conduct of a business (other than the mini-storage business itself, required fronting retail or office uses, and permitted accessory uses);
2. The retail sale of stored items;
3. The commercial repair of motor vehicles, boats, trailers and other like vehicles;
4. The operation of spray-painting equipment, power tools, welding equipment, or other similar equipment;
and
5. The production, fabrication, or assembly of products.
E. The rental of single unit trucks and small utility trailers shall be permitted as an accessory use to a mini- storage warehouse or facility, provided the business is conducted out of the same office as that of the mini- storage warehouse or facility. No trucks or trailers shall be displayed in public view, and the combined total of all trucks and trailers stored on site shall not exceed a ratio of two trucks or trailers for each 100 storage units.
F. Truck and trailer storage shall be screened from streets and adjacent properties.
G. When adjacent to a residential use, the exterior wall of the mini-storage shall be constructed of decorative block and subject to the standards in Chapter
3.01.10 (Fences, Walls, and Screening).
C. Amendment to Table 3.5-1 (Allowed Uses) of the Highway 111 Corridor Specific Plan: Table 3.5-1 (Allowed Uses) shall be amended as follows:
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1278 of 1755 37 C. CANNABIS RELATED USES4
Cannabis Cultivation, Commercial X X X X X 5. See also UDC Chapter
4.06 (Cannabis Activity) Cannabis Cultivation, Personal P P P X P Cannabis Logistics, Distribution, and
Transportation Facility
X X X X X
Cannabis Manufacturing X X X X X
Cannabis Retailer, Microbusiness, or
Dispensary
X X P P X
Cannabis Testing Laboratory X X X X X
D. EATING AND DRINKING ESTABLISHMENTS / ENTERTAINMENT USES Bar/Nightclub/Lounge X X AUP P AUP 6. See also UDC Chapter
4.26 (Temporary Uses)
7. Subject to Limited Use
standards of Section
3.14 (“See C. Specific to
Freestanding Commercial
and Drive-Throughs”)
8. CUP shall be granted by City
Council approval only - See
also Section 3.2.G
Brewpub/Taproom/Wine
Bar/Microdistillery
X X AUP P AUP
Cinema/Theater/Performing Arts
Center
X X AUP P AUP
Live Entertainment as Accessory Use,
Indoors (Accessory)
X A A A A
Live Entertainment as Accessory
Use, Outdoors (Accessory)
X A,
AUP,
TUP6
A,
AUP,
TUP6
A, TUP6 A, TUP6
Outdoor Dining (Accessory) X A A A A
Outdoor Entertainment X X AUP AUP AUP
Restaurant, Dine-In and Take-Out X AUP P P P
Drive -Through Uses (all)7,8 X CUP8
/ LU7
CUP8 /
LU7
CUP8 /
LU7
CUP8 /
LU7
E. INDUSTRIAL AND
MANUFACTURING USES
Artisan Manufacturing/Makers
Space
X X AUP,
LU9
AUP,
LU9
P 9. Subject to Limited Use
standards of Section 3.14
(“See D. Specific to
Office/Light Industrial”)
10. Mini-Storage/SelfStorage/Recreational Vehicles
Facilities Prohibited
Brewery/Distillery/Winery - without
tasting room or
> 10,000 sf
X X X X AUP
Brewery/Distillery/Winery - with
tasting room and
<10,000 sf
X X AUP,
LU9
AUP,
LU9
P
Construction and Materials Yards X X X X AUP
Food or Beverage Manufacturing X X X X AUP
Hazardous Materials/Wholesale
Fuel Storage and Distribution
X X X X X
Indoor Warehousing, Storage,
Wholesaling, and Distribution
X X X X AUP
Manufacturing/Processing, Heavy X X X X X
Manufacturing/Processing, Light X X X X AUP
Mining/Resource Extraction X X X X X
USES BY CATAGORY
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1279 of 1755 38 Outdoor Storage (Primary Use) X X X X AUP 11. Outdoor Storage for MiniStorage/SelfStorage/Recreational Vehicles Facilities as Primary Land Use
is Prohibited
12. Outdoor Storage for MiniStorage/SelfStorage/Recreational Vehicles Facilities as Accessory Land
Use is Prohibited
Outdoor Storage (Accessory) X X X X A
Salvage and Wrecking Yards X X X X X
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1280 of 1755 39 Grocery Store X AUP P P P 24. See also UDC
Chapter 4.20
(Pawnshops)
25. See also UDC
Chapter 4.23 (Smoke
Shops)
26. See also UDC
Chapter 4.26
(Temporary Uses)
27. See also UDC
Chapter 4.24 (Tattoo
/ Body Art / Piercing
Establishment)
28. See also UDC
Chapter 4.22 (Resale
/ Consignment)
Hospital X X CUP CUP CUP
Kennels/Boarding, Commercial X X AUP X AUP
Kiosk/Outdoor Vending X X A A A
Laundromat X AUP AUP AUP, LU P
Massage Establishment, Accessory
Use
X X A A A
Medical Services, Extended Care X X CUP X AUP
Medical Services,
Medical/Dental/Holistic/Clinic
X X P AUP P
Medical Services, Urgent Care X X P AUP, LU P
Mini-Storage Warehousing or
Facility
X X X X CUP X
Neighborhood Market X AUP P P P
Nursery/Garden Center X AUP AUP X P
Offices, Processing X X X X P
Offices,
Professional/Administrative
X AUP P AUP P
Offices, Service X AUP P AUP P
Outdoor Display (Accessory) X A A A A
Pawnshop24 X X CUP CUP CUP
Personal Services X X P P P
Research and Development X X CUP X P
Smoke Shops25 X AUP CUP CUP P
Smoking Lounge X AUP AUP AUP P
Swap Meet, Outdoor (Temporary)26 X TUP TUP TUP TUP
Tattoo/Body Art/Piercing27 X AUP AUP AUP P
Resale/Consignment/Thrift Shop28 X AUP AUP AUP P
Veterinary Hospitals X AUP AUP X P
UTILITY, TRANSPORTATION, AND
COMMUNICATION
USES
Airports and Heliports X X X X X 29. See also UDC
Chapter 4.25
(Telecommunications
/ Wireless Facilities)
Communications, Facilities within
Buildings
X X X X P
Communications,Telecommunic
ations/Large Commercial
Antennas
X X X X AUP/CUP
Communications,
Telecommunications/Small Wireless
Facilities29
X AUP AUP X P
Freight/Trucking Facility X X X X AUP
Light Fleet-Based Services X X X X P
USES BY CATAGORY
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1281 of 1755 40 SECTION 6. CEQA Recommendation. The Planning Commission recommends to the City Council that it make a determination that these amendments are covered by the California Environmental Quality Act (CEQA) commonsense exemption specified in Section 15061(b)(3) of Title 14 of the California Code of Regulations as it can be seen with certainty that there is no possibility that the activity (ies) in question may have a significant effect on the environment.
SECTION 7. Certification. The Planning Commission Secretary shall certify the passage, approval, and adoption of this Resolution.
PASSED, APPROVED, and ADOPTED this 8th day of May 2024 by the following vote, to wit:
AYES: Franz, Lopez, Ysiano, Rodriguez Ceja
NOES: None
ABSTAIN: None
ABSENT: Fajardo
___________________________
GLORIA FRANZ
PLANNING COMMISSION CHAIRPERSON
ATTEST:
________________________________
PAULINA MENDOZA
PLANNING COMMISSION SECRETARY
DocuSign Envelope ID: 97B07126-2894-4725-AFB0-D8957BED575B
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1282 of 1755
IIINIDIIO
MEMORANDUM
DATE: April 4, 2024
TO: Planning Commission
FROM: Kevin Snyder, AICP, Community Development Director ‘lH SUBJECT: STUDY SESSION: Regulatory Analysis of Potential Options for SelfStorage/Mini-Storage/Recreational Vehicle Storage Facilities in the City of lndio
Background Information:
On December 12, 2022, the Planning Commission requested Community Development Department staff to research and present findings on storage facilities within the City of lndio. As identified by the Commission, these storage facilities include indoor/outdoor mini-storage also known as self-storage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities. The Commission requested that staff provide information on the current number of permitted storage facilities in the City, the number of facilities that have been entitled but not constructed, the number of inquiries within the last year regarding these types of facilities and the number of facilities bordering the City of lndio in the Cities of Coachella, La Quinta, Palm Desert, and unincorporated Bermuda Dunes.
On January 11, 2023, Community Development Department staff presented as an agendized discussion item to the Planning Commission the results of the requested research. The following is a summary of staff findings:
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1283 of 1755 The total of three (3) facilities that have received land use entitlement approvals and are pending required engineering or building approvals.
The receipt of nine (9) inquiries regarding potential additional storage facilities within the City during 2022.
The current market focus on the City forthese types of facilities and the limited number of current facilities outside the City inclusive of two (2) facilities inthe City of Coachella, three (3) facilities in the City of La Quinta, three (3) facilities in the City of Palm Desert and one (1) facility in unincorporated Bermuda Dunes.
The limited economic benefit of such facilities in terms of property tax generation, sales tax generation and employment generation.
The current limited supply of light industrial and heavily industrial zoned lands within the City and the potential loss of future economic opportunity for the City through the continued absorption and utilization of this limited land supply for self-storage facilities, mini-storage facilities and recreational vehicle storage facilities At the conclusion of its discussion on this matter on January 11, the Commission directed staff to agendize this topic as an action item for the January 25, 2023 agenda so that it could consider a potential recommendation to the City Council on possible next steps. At the January 11 meeting, the Commission also asked if there was any market demand information available. Staff contacted The Rancon Group who is developing a self-storage facility in the City and had offered to provide the City with a copy of its market study (attached). At its January 25 meeting, the Commission did not discuss this item instead directing staff to place it on the action portion of the February 8, 2023 meeting agenda for discussion and potential action.
During the Commission's public discussions regarding these facilities, the Commission received two (2) public comments. One speaker, Polo Doria, is with Lee and Associates, a commercial land brokerage firm who encouraged the Commission to not recommend a moratorium. The other speaker was Dan Long, The Rancon Group, who discussed the market forces behind his company's decision to build a facility in the City, but do not specify a viewpoint on potential actions that the Commission could consider.
Staff identified the following options that the Commission could take action on relative to these facilities:
Option 1 - Commission take no actions and no changes are made to current zoning regulations for indoor/outdoor mini-storage (also known as self-storage) facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio
Option 2 - Commission take no action and direct staff to prepare additional information for future discussion on topics identified by the Planning Commission regarding current zoning regulations for indoor/outdoor self-storage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1284 of 1755 Option 3 - Commission recommend to the City Council that there be amendments to the City's Unified Development Code to prohibit new indoor/outdoor self-storage or ministorage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of lndio
Option 4 - Commission recommend to the City Council that there be amendments to the City's Unified Development Code to Amend to limit the number or location or concentration of indoor/outdoor self-storage or mini-storage facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio
Option 5 - Commission recommend to the City Council the adoption of a moratorium consistent with statutory provisions to allow the Council, Commission and staff further time to analyze the regulation of indoor/outdoor mini-storage (also known as self-storage) facilities and/or indoor/outdoor recreational vehicle (RV) storage facilities within the municipal limits of the City of Indio while not allowing any new applications for these facilities during the effective period of the moratorium.
At the conclusion of its discussion on February 8, the Planning Commission, on a 5-0 motion vote, recommended to the City the adoption of a moratorium consistent with statutory provisions.
On March 15, 2023, the City Council approved Urgency Ordinance No. 1791 establishing a moratorium that would be immediately in effect for a period of forty-five (45) days, during which no approvals may be made or issued by the City, its officers or employees of any applications for a use permit, variance, building permit, business license or any other applicable entitlement or permit, forthe use of any land within the City or the construction, establishment or operation of self-storage facilities, mini-storage facilities and recreational vehicle storage facilities. Because the expiration of the statutory 45-day period willoccur priorto the City Council's May 3, 2023 regular meeting, staff scheduled the required public hearing and associated decision on whether to extend the moratorium for the Council's April 19, 2023 regular meeting.
On April 19, 2023, the City Council adopted Urgency Ordinance No. 1793 that extended the aforementioned moratorium for up to 10 months and 15 days. As part of the moratorium consideration process, staff developed a work plan inclusive of community and stakeholder engagement, policy review and analysis and Planning Commission and City Council study sessions and public hearings.
Because of limited staffing resources, Planning staff was not able to commence substantive work on the moratorium related work plan following the City Council’s action in April 2023. Staff did complete a community survey between early October 2023 and early November 2023'. Staff also completed a virtual stakeholder meeting with invited property owners, business owners and realtors on February 5, 2024. Attendees at the February 5 meeting provided feedback on the need for the moratorium and discussed market forces and data that they believe indicated the on-going need for these facilities 1 The survey was advertised through social media. A total of 39 responses were received. A copy of the survey results is attached to this memorandum.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1285 of 1755
COMPLETE
in the City. The attendees all expressed support for the moratorium to be lifted and for no additional regulations beyond those already established by the City.
On March 6, 2024, the City Council approved Ordinance No. 1810, an urgency ordinance of the City Council of the City of lndio, extending Urgency Ordinance No. 1793 to July 1, 2024, continuing for a limited period of time the moratorium on the use, construction, establishment or operation of new self-storage facilities, mini-storage facilities and recreational vehicle storage facilities within the City of lndio. During the City Council’s consideration of Ordinance No. 1810, staff presented the updated work plan provided below that was accepted by the City Council:
COMPLETE
March2024
April2024
April2024
May 2024
May 2024
June 2024
General Plan and Zoning Overview:
The City Council adopted the General Plan 2040 on September 18, 2019. The General Plan 2040 specified the Workplace and Employment District land use designation. The stated intent of this land use designation is to “provides an area for a wide variety of employment-generating activity, including office, industrial and light manufacturing, research and development, and supportive commercial.” The City Council adopted the lndio Unified Development Code in August 2022 that became effective in October 2022.
The Unified Development Code did not prohibit mini-storage/self—storage facilities and recreational vehicle storage facilities -indoor and/or outdoor—but limited their land use allowance to the two implementing zoning designations for the Workplace Employment District land use designation further identified as the Light Industrial (IL) and Heavy Industrial (IH) zoning designations, respectively.
As previously noted, the Workplace Employment District land use designation is intended in part to generate increased employment opportunities in the City. It has been previously identified that mini storage/self—storage facilities and recreational vehicle storage facilities ACTION
Community Survey
Stakeholders Meeting (Property
Owners, Businesses)
Policy Options Review & Analysis
Planning Commission Study Session
#1
Planning Commission Study Session
#2
Planning Commission Public Hearing
City Council Study Session
City Council Public Hearing/Ordinance
TIMEFRAME
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1286 of 1755 mp.- rIL-r'I-l:h lml‘: h"
-——= Lqu- .
'I'Imn - I
_-I'fI'l'-I'-I.'--.—-u 3"?--m"“' 2.51.“. --.-
I“ Il-IH-I'I-IIFI-I'I- H
'I' ‘—hl"-'-'-I'-I- 'l'ull Iii:
In "II-{Iqu-
“?
?d?uwn?-fr??q? ?E-E .l-I-rI I-Il' -r.|. Ill-'II'I'III “1‘JIM-I-‘- - rh'I II III-III --I--'-'- ---.|.-.|-
r-Llhlh-Iia 'l IIF-u
iFr-H?rr I #- ?" HIT-u." L“
?k?i?l?m
-'-'—I-I.. ru-I—h
W'h"m—?=?m1 mum-u? ?th“:
create limited economic benefit to the City in terms of property tax generation, sales tax generation and employment generation. However, they may provide qualitative benefits to residents and/or businesses that need extra or alternative storage for personal property or business property. The City has approximately 520 acres of Workplace Employment District designated properties within the current City limits that is approximately 33 square miles — it should be noted that 1 mile is comprised of 640 acres meaning that the City currently has less than 1 square mile of industrially oriented land. This limited supply of light industrial and heavily industrial zoned lands within the City could result in the potential loss of future economic opportunity for the City through the continued absorption and utilization of this limited land supply for self-storage facilities, mini-storage facilities and recreational vehicle storage facilities.
Policy Options Analysis:
Staff conducted an internet-based analysis of potential policy options. While not exhaustive, staff did look at local area regulations and regulations of other cities and counties in the State of California as well as those in other states (e.g. Oregon, Washington, Arizona). it became apparent from this research effort that there are no municipal best practices or standardized policies for the regulation of mini-storage facilities/self—storage facilities and recreational vehicle storage facilities. Rather, the development and implementation of regulations for these land uses appears to be based on the individual goals, visions and policies of the respective jurisdictions. As a result, staff determined the following policy option alternatives in part from otherjurisdictions as well as internal staff considerations. It should be noted that in some instances, one or more policy alternatives could be combined. It should be noted that staff has attached examples for each alternative to this memorandum from other municipal governments.
Policy Alternative No. 1 — No Change Alternative
This alternative would maintain the current regulatory status quo as specified in applicable sections of the adopted Unified Development Code (Attachment 1). This alternative would continue to allow mini storage/self—storage facilities and recreational vehicle storage facilities in permitted areas of the City subject to compliance with applicable regulations and processes specified in the Unified Development Code.
Policy Alternative No. 2 — Enhanced Design Requirements This policy alternative would seek to enhance current city design requirements forthe se facilities to address design considerations including but not limited to architectural elements and features, building massing, building height, landscaping, signage and parking.
Policy Alternative No. 3 — Prohibition on New Uses
This alternative would prohibit the entitlement processing and construction of new mini storage/self—storage facilities and/or recreational vehicle storage facilities within the city limits. Projects that were approved, but not yet constructed would be allowed to proceed as long as they remained in compliance with applicable development regulations and
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1287 of 1755 ?—?h??uunmm
Inn—PHI.
I-F-II'II- -.I. .I-r—u -lIl--'-?I‘
Jaw-E's“ ~ m": FHI-IIll-1m- ?it-Inhaler. llll" I: 'l'-'-'I-1.-.-.--.-. I a Ell-HE ‘I'I'l'l'n'l-I'I'In-i mil-III mil J' _ I l?d‘ --.H .I- I“
-
*whmwmb- rI-n
.EEF‘ Mm"? rI-I-II
H-Ir'I-I-I'rl ha- ‘- hi1“-
Wmhanm-?--IIE
iHi-Hrnm ‘I'Hl rhI-h-hl-IErr-Ht.— ...=‘"'"' —-I.u--
_I
'l'
'l-r'II-I-II-I
I.- u. ?ll-3% r-‘h?-f—L 1-"
lam—1m -u.l tnhmu-hh-IFI-ia
—Ir J'I'I- -—.qr I-wu...‘
II'l-I-I-??r I
F
run..- in.
obtained required technical approvals (e.g. building permits, engineering approvals) within the allowable timeframes.
Policy Alternative No. 4 — Limitation on Total Number within City This policy alternative would set a total number of allowable facilities within current and future city limits. At the time that the total number of facilities in the City reached the preestablished number, the City would not allow any new facilities. For this alternative, the City could either allow a new facility ifthe total number in the City falls below the maximum limit due to closure or some other cause or could specify that any facilities that stop operating cannot be replaced, which could lead to a reduction in the total number of facilities over time. While not directly applicable to these facilities, the City Council previously took action to limitthe total number of number of cannabis retail facilities in the City.
Policy Alternative No. 5 — Location on Unique, Odd-Shaped or Physically Constrained Parcels
This policy alternative would limitthe siting of these facilities to unique locations because of proximity to other uses (e.g. across the street from a wastewater treatment plant) or odd-shaped or irregular shaped parcels that cannot physically accommodate employment producing businesses or other physically constrained parcels of land (e.g. a parcel with a permanent overhead electrical distribution line).
Policy Alternative No. 6 — Location Limitations for Facilities This policy alternative would establish one or more limitations on the siting of facilities.
These limitations could range from physical distance separation between facilities to locations in proximity to residentially zoned or used properties to limitations on proximity major street corridors.
Policy Alternative No. 7: Limitation To Interior Only/Two-Story Designs This alternative would limitall facilities to interior only facilities eliminating outdoor storage and would require that the facilities be two-stories in height that would reduce the amount of land area required for storage facilities thereby making more of the constrained industrial land supply for employment generating land uses. In addition, there could be enhanced design standards to maintain and enhance the visual and physical design aesthetic of the City.
Planning Commission Review Efforts for April 10 Study Session:
At the Planning Commission’s April 10 meeting, staff requests the Planning Commission discuss the recommended policy alternatives and if possible narrow down the number o f alternatives for further analysis and discussion at the April 24 Commission meeting.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1288 of 1755 ATTACHMENT 1
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1289 of 1755
4.19. MINI-STORAGE WAREHOUSING
OR FACILITY
..Pp Ii
CITY OF INDIO IUNIFIED DEVELOPMENT CODE
ARTICLE 4 254
The purpose of this Chapter is to establish standards to enhance the compatibility of mini-storage warehousing or facilities, including af?liated recreational vehicle (RV)storage, with other commercial and industrial uses in the same zone and to minimize the impact of these uses on nearby properties. The development standards of this Chapter shall apply to all mini-storage warehousing or facilities in the city. 419 01 ur ose and App icab lity
No more than one manager’s security residence shall be permitted.
Allstorage shall be within an enclosed building except for the storage of RVs, which shall be completely screened from view from surrounding properties and abutting streets.
A minimum 50 percent of the lot frontage of mini—storage warehousing or facility developments must be occupied by general retail or of?ce uses on the ground ?oor (per Article 2 (Zone Regulations)).
These ground ?oor activities shall not be directly associated with the mini—storage warehousing or facility established at the site. Allmini—storage buildings and RVstorage shall be located behind the fronting general retail or of?ce uses. Exception. The Director is authorized to exercise discretion in the application of this standard where it is determined that the location does not offer the market conditions to support implementation of the minimum retail/of?cefrontage requirement, as substantiated through provision of a market analysis conducted by a quali?ed real estate professional.
The following activities are prohibited on or from the premises of a mini-storage warehouse or facility:
The conduct of a business (other than the mini-storage business itself, required fronting retail or of?ce uses, and permitted accessory uses);
The retail sale of stored items;
The commercial repair of motor vehicles, boats, trailers and other like vehicles; The operation of spray-painting equipment, power tools, welding equipment, or other similar equipment; and
The production, fabrication, or assembly of products.
The rental of single unit trucks and small utility trailers shall be permitted as an accessory use to a ministorage warehouse or facility, provided the business is conducted out of the same of?ce as that of the ministorage warehouse or facility. No trucks or trailers shall be displayed in public view, and the combined total of all trucks and trailers stored on site shall not exceed a ratio of two trucks or trailers for each 100 storage units.
Truck and trailer storage shall be screened from streets and adjacent properties.
When adjacent to a residential use, the exterior wall of the mini-storage shall be constructed of decorative block and subject to the standards in Chapter 3.01.10 (Fences, Walls, and Screening).
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1290 of 1755
4.20. OUTDOOR STORAGE
. P d pl ili
ARTICLE 4 | REGULATIONS FOR SPECIFIC USES
The purpose of this Chapter is to establish speci?c standards for outdoor storage to ensure that such developments do not have negative impacts on the area they are located in. The development standards of this Chapter shall apply to all outdoor storage uses in the city.
Storage of goods, materials, machines, equipment, and inoperable vehicles or parts outside of a building for more than 72 hours shall conform to the standards listed below. The regulations of this Chapter do not apply to temporary storage of construction materials reasonably required for construction work on the premises pursuant to a valid building permit, the parking or overnight storage of vehicles associated with the primary use (e.g., delivery truck), or the parking and storage of RVs or trailers. 42001 urpose an Ap icab ty
4 20 02 Standards
Mixed-Use Districts. Not permitted (Allstorage must be within an enclosed building).
Non-Residential Districts. Permitted as a primary and accessory use outside of required yards, parking and circulation areas, and required landscaped areas per Article 2 (Zone Regulations).
Public and Institutional Districts. Permitted as an accessory use outside of required front and street side yards, parking and circulation areas, and required landscaped areas per Article 2 (Zone Regulations).
Location. Outdoor storage may not be located within any required front or street side yard for the applicable zoning district within which the activity is located.
Height and Screening Limitation.
a. Outdoor storage areas shall be screened from view and, where possible, located behind the primary buildings on the site from:
i. Any public street or freeway;
ii. An existing or planned residential area; or
iii. A publicly—accessibleopen space area.
b. Screening walls and fences shall comply with the standards established in Section 3.01.10 (Fences, Walls, and Screening).
Parking. Parking for permanent outdoor storage shall be provided as required in Chapter 3.03 (Parking and Loading).
A. Permissibility of Outdoor Storage.
1. 2.
3. B. Standards for Outdoor Storage.
1. 2.
ARTICLE 4 I255
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1291 of 1755 ATTACHMENT 2
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1292 of 1755 Mew
pter 1939 1911.020
19.11 030
pter 921
fm
1921.130
Mf?l??
4/4/44. ‘I-IUA I"lV| bommerce, L1H {4006 OI UFUIIIHHCBS DIVISION21. —WAREHOUSES 0%a»M
19.31.640 - Development standards and conditions.
A. The establishment of any new warehouse facility may require the issuance of a conditional use permit pursuant to the provision of Division 7, Cha of this title. Sections and , and specifically Table 19.11.030A, indicate when a conditional use permit is required.
B. Allwarehouse facilities shall be subject to the following standards:
1. 7.
Adequate queuing space shall be provided on-site to prevent vehicles from using adjacent streets for maneuvering. Use of public streets or alleys for queuing or maneuvering shall be prohibited.
All parking and storage areas for trailers must be provided on-site and must not encroach into any area providing required parking pursuant to Cha (Off-street Parking and Loading) of this title.
The exposure of any adjacent residential use to noise, light, exhaust emissions and other similar nuisances shall be minimized through building orientation and facility design.
Loading areas shall be provided and oriented pursuant to the requirements 0 (Loading Requirements) of this title.
Office operations for any warehouse facility shall be limited to fifteen percent of the gross building floor area. Required parking facilities shall be calculated separately for any office use. . Off-site improvements shall be provided as required by the director of public services to ensure safe and adequate access and to minimize impact on public infrastructure.
Security fencing shall be decorative in nature and compatible with building architecture. (0rd. 544 §‘I(part), 2000).
*J9.31.650 - Development standards and conditions for mini-warehouse or self-storage facilities —l—~..&.L—l.._l.
A. The establishment of any new mini-warehousing, self-storage or public warehousing will require the issuance of a conditional use permit pursuant to Division 7, Cha 0 , Sections
19.11.120 and 19.11.130, and specifically Table 11-1, indicates when a conditional use permit is required.
B. Allmini-warehousing, self—storage or public warehousing facilities shall be subject ofthe following standards:
1. Existing Applicable Ordinances and Laws. Mini-storage facilities must comply with applicable city ordinances that apply to commercial development within Commerce and requirements specified for uses within the M-2 zone. Mini-storage facilities must comply with all other
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1293 of 1755 4/4/44. ‘KUL r'lVl pommerce, bH bout} of UFUIHHHCBS
applicable city ordinances and state and federal laws including building, life, fire and other safety codes, environmental regulations, sign ordinances and citywide development standards. The development standards provided in this section apply in addition to other applicable ordinances and laws and nothing in this section shall be interpreted as allowing exceptions to any of the aforementioned laws.
2. Building Design and Materials.
a. Materials.
b.
C.
d.
The building materials, colors, design and finishing system are consistent throughout the facility and in accessory buildings.
The materials used for buildings, roofs, fences and other structures are visually pleasing, especially near residential uses.
Size and Scale.
The building height shall be no greater than thirty-five feet above ground level as measured at the building's highest point.
Facade.
iv.
The facade shall be decorative and shall have distinctive elements such as clear windows, rooflines, cornices, doors, trim and finishing that suggest commercial use rather than storage.
The surfaces of the storage facility that face public roads or residential uses shall receive particular attention in their design; such surfaces shall be designed as to suggest commercial use rather than storage, and shall provide a varied and interesting facade. Considerations include the use of setbacks, building placement, variations in building walls, fencing, other structural elements and landscaping.
Facades that face streets or connecting pedestrian frontage shall be subdivided and proportioned using features such as windows, entrances, arcades, arbors, awnings, trellises with vines, along no less than fifty percent of the facade. The intent of this provision is to prevent long, uninterrupted, monotonous and flat facades.
Primary building entrances shall be clearly identifiable. They may be recessed or framed by a sheltering element such as an awning, arcade or portico in order to provide shelter.
Screening.
Allwarehouse doors shall face the inside of the mini-storage facility; no warehouse doors shall be sited along or in the exterior facade of the building except where they are screened from viewing from any adjacent property, any public right-of—way,or any 0M
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1294 of 1755 n"; _—-_|-
”mi-“mi-HIF-rquH-qunTHE—I-H
_'-_.._._l-.I.Ir—.-rr-I--III--.-I.I-.||ql+l-I
I :muw??rl-I ?'r'nl'l I.-
rl-I--.-.I.- Ill-F.“ .5] LII-u H-I-l-I-Il-I-H
Iq-ILIII-IrI'WLTn?-h?m I-Il
Ha.
I nun—LII“
..harh'l-I?rlrl'I-ir‘u nun-H.-
I. wnmnmwm
.- uwm?mm-'m
1-i- -.-.I.- ?ll?“— WINNIE-"#1
'II-‘|-I:-.
Int-I'I'I-I-I-I-I-lu' "?unk-r“...-
-
III-I mwmIE-l'?
'-.-_'I‘|.
l-II'IPI Imrmwan-n-‘II-H-?
“-1-.-
r mIm'I?lTr?m-mm
--.I-I.q.I.-.—-Il1.-I-—rh-h.+l'-.1?‘—
in” A
- 1‘11
.b?h? Jug—1m“;
“-
; ; III-111"“ luau- .-I.-.|.- I'll".
' w _
.-.l - “Inn-I I?l'F'l-l-lh'Ih-I-r
I. I I“ fm?t-i'n'th-I? “Lin
HIPr-‘l ”dull—"q: m?lh'?ch
I‘l-?ll-IIII'I'I-lI'H
rWn-rrr'rl'I—‘m*I-'-
I mama-11.“! “I'd—“1'."
Ill-h?ru .q: H u II-J—uf-Hll'?l'l
nah-l.- I.- H Ir-IH'I'I-I'I '-
‘Hélé‘l. ‘llUA l"lV| bommerce. L1H \JOOE 0T UI'UIHEHCES public area. Warehouse doors can be screened by part of the building itself or by fences or walls that meet the standards established elsewhere in this zoning ordinance and other city ordinances. ii. Allmechanical equipment, such as ventilation systems, HVAC units, AC units, and similar equipment shall be screened by roofs, fences, or by other means so that such equipment is not visible from adjacent properties, public right-of—wayor other public areas.
3. Circulation, Access and Parking.
a. The site shall be designed to allow easy access for emergency vehicles. b. The site shall be designed to allow for loading and unloading to occur exclusively on site. c. Adequate queuing space shall be provided on site to prevent vehicles from using adjacent streets for maneuvering. Use of public streets or alleys for queuing or maneuvering shall be prohibited.
d. The site shall include one parking space for each facility manager. e. The site shall include five parking spaces near the facility's office for customer transactions.
f. The site shall include at least one parking space for every twenty thousand square feet of gross floor area.
4. Number Allowable. There shall only be two mini-warehouses, self storage facilities for every thirteen thousand residents of city, as reported by the latest available U.S. census.
5. Site Design.
a. Fencing.
i. Any proposed fencing shall be designed to be compatible with the character of the area.
ii. No fencing shall include the use of rolled razor wire or chain link fencing. b. Signage.
i. Signs shall be designed and located to avoid visual intrusion upon adjacent uses. ii. The design and placement of signs shall be included on site plans and must be approved by the planning director or by a member of the city planning staff appointed by the planning director to do so.
6. Operation.
a. Mini-storage facilities shall not operate before seven am. or after seven p.m. b. The facility shall not contain more than one residential unit. If a residential unit is provided for the caretaker or manager, the unit must be attractively integrated into the building design and shall not be a mobile, modular or a trailer home.
Q14
"haunt-LI-th
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1295 of 1755 4/4/44. ‘HUL l"'lVl pommerce, LH bone OI uroinances
RVstorage shall be permitted as long as it is screened, can not be seen from the frontage of the property and it has a current DMV registration.
. A minimum of one trash collection areas must be provided. Collection areas must be screened by a minimum six-foot-high solid masonry wall or by the facility's buildings and must comply with all other adopted development standards and ordinances regarding solid waste. Such collection areas shall be located and designed to allow easy access by mini-storage clients and trash collection workers.
. The storage spaces shall not used for manufacturing, retail or wholesale selling, compounding, office functions, other business or service uses or human habitation.
No water, sanitary facilities or electricity, with the exception of lighting fixtures, shall be provided in individual storage spaces, unless otherwise approved by the planning commission.
Prefabricated shipping containers shall not be used as mini-warehouse facilities. . The following materials shall not be stored in mini-warehouses:
i. Flammable or explosive matter or materials;
ii. Material which creates obnoxious dust, odor or fumes; or iii. Hazardous or extremely hazardous waste.
(0rd. 575 §3, 2003).
Al/I
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1296 of 1755 4/0/44. IUIOJ HIVI HKI IDLE 4
- rorm anu ueSIgn alanuarus | municupal DOUG I benlennlal. LA.) | lVlUnlCDUe LlDl'ary C 0‘? QVA’CWNW‘ 0’0
Sec. 12-4-205. - Self-Storage Facilities.
A
-I l.“-.~.Hlu.-.._ _... --AHn—AAAIA_Fl—Anllr\r\ I‘le?l Ar‘u—I‘n AnT/Ir‘nnl—O'l' r\I\IA ?klnnl—E‘T 041-: A ?ncc‘l— Site Screening A self-storage facility shall be completely enclosed with a brick or other masonry perimeter wall of no less than six feet in height. Additional or alternative buffering such as increased wall height. berming or intensive landscaping may be required by the City to achieve the following purposes:
1 To buffer or enhance views; create or enhance entry ways and public street appearance; and/or enhance the overall appearance of a self-storage facility
2 No individual self-storage unit. loading area or other service area shall be visible from any public right—of—wayexcept through openings serving as gates within fencing or where topographic conditions such as elevated rights-of—waywill permit visibilityover the perimeter wall. 3 Gates and fencing shall be designed in a manner to balance the aesthetic compatibility of the self-storage facility with the need for security. Colored metal or wrought iron gates designed to enhance the appearance of the facility are encouraged 4 The use of chain linkor barbed wire within the self-storage facility is prohibited.
Building Setbacks.
1. Front and side street setbacks shall be 40 feet. These requirements supersede the corresponding requirements of the applicable zoning district.
2. In the event that this subsection con?icts with a corresponding requirement contained in any approved preliminary development plan or final development plan or other requirement adopted by the City of Centennial, the greater setback requirements shall apply Required Facilities
1. Restroom facilities shall be provided on-site suitable for employee and visitor use. 2 Trash dumpsters shall be provided within the self-storage facility site. designed according to the requirements of .Loading, Truck Access, and Solid Waste Collection
Access, Circulation and On-Site Parking
1. The circulation system shall provide continuous traffic ?ow with efficient. non-conflicting movement throughout the site.
2. Ingress and egress fora self-storage facility shall provide for a hard surface of a minimum of 15 foot width.with a radius of fifty feet at all cul-de-sacs or turnarounds for fire and other safety vehicles 3 Required parking spaces shall be evenly distributed throughout the site. However.parking areas shall not be located in any loading area of individual self-storage units.
Snow Storage Adequate snow storage areas shall be provided within the property of the self-storage facility. Snow storage areas shall be made accessible and available at all times for the exclusive use of snow storage from October 1 to April 30 Architectural Design.
1. The architectural design of a self-storage facility shall be harmonious with the character of the surrounding neighborhood and shall integrate neutral colors and tones as the predominate color palate
2. Flat roots are prohibited Allroofs shall be pitched and sloped to create visual interest Use of varying roof pitches and slopes is encouraged and. where a self-storage facility is located within 1,000 feet of a residential zoning district, roof pitches and slopes are encouraged to mimic the pitches and slopes of the residential structures. 3 At least 60 percent of the exterior facade of a self-storage facility shall consist of masonry Masonry shall include brick.stone or integrally tinted, textured masonry block.
4. Building elements shall not function as signage Incorporation of franchise or business design elements unique or symbolic of a particular business shall be secondary to the overall architectural design Bold, brash. intense, fluorescent or metallic accent colors shall be permitted in signage.
5. The use of intense, reflective. ?uorescent, or metallic colors on storage unit doors. fencing, roofing, or walls is prohibited. intense colors include but are not be limited to yellow. orange. and red.
Lighting Requirements The lighting requirements are set out in .Exterior Lighting Standards In addition to those standards. lighting for selfstorage facilities shall be designed to be adequate only to facilitate the activities taking place in such locations.and shall not be used to attract attention to §§gtign 12-§-BQ§
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1297 of 1755 CITYOF
VANCOUVE REFERRAL REPORT
TO
FROM
SUBJECT:
Report Date: January 31, 2022
Contact: Chris Robertson
Contact No.: 604.873.7684
RTS No.: 14969
VaanMS No.: 08—2000-20
Meeting Date: March 1, 2022
Vancouver City Council
General Manager of Planning, Urban Design and Sustainability Regulating Self-Storage Uses in Industrial Districts
RECOMMENDATION TO REFER
THAT the General Manager of Planning, Urban Design and Sustainability be instructed to bring forward the application as described below and that the application be referred to Public Hearing together with the recommendations set out below; FURTHER THAT the Director of Legal Services be instructed to prepare the necessary Zoning and Development By—lawamendments, in accordance with the recommendations set out below, for consideration at the Public Hearing.
RECOMMENDATIONFOR PUBLIC HEARING
A. THAT Council approves, in principle, the application to amend Section 11 of the Zoning and Development By-law as described below, to remove Mini-Storage Warehouse as a permitted use:
(i) on the first storey in the | and M Districts Schedules; and (ii) near rapid transit stations in the M, l-2 and IC-2 District Schedules; FURTHER THAT the Director of Legal Services be instructed to bring fonNard for enactment an amendment to the Zoning and Development By-law generally as presented in Appendix A.
THAT at the time of enactment of the amended Zoning and Development By— law, the General Manager of Planning, Urban Design and Sustainability be instructed to bring forward for approval the updated Mini-Storage Warehouse Guidelines, generally in accordance with Appendix B.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1298 of 1755 Regulating Self-Storage Uses in Industrial Districts — RTS 14969 2 C. THAT Recommendations A through C be adopted on the following conditions:
(i) THAT passage of the above resolutions creates no legal rights for any person, or obligation on the part of the City and any expenditure of funds or incurring of costs is at the risk of the person making the expenditure or incurring the cost;
(ii) THAT any approval that may be granted following the public hearing shall not obligate the City to enact any rezoning by—laws;and (iii) THAT the City and all its officials, including the Approving Officer, shall not in any way be limited or directed in the exercise of their authority or discretion, regardless of when they are called upon to exercise such authority or discretion.
REPORT SUMMARY
In July 2019, Council directed staff to investigate restrictions on self-storage uses to support employment intensification in industrial areas. Through the City’s Employment Lands and Economy Review and the Metro Vancouver Industrial Lands Strategy work, staff have confirmed the need to intensify activity in industrial areas to meet demand and reduce pressure on price escalation. This work has also confirmed that the continued construction of stand-alone selfstorage facilities poses a threat to intensification in industrial areas. Following consultation with other cities, self-storage operators and industry experts, as well as analysis of development activity in the city, this report proposes amendments to the Zoning and Development By-law and the Mini—StorageWarehouse Guidelines in response to Council direction to:
continue to allow storage warehouse uses for commercial operations; restrict self-storage uses to upper floors in industrial areas; and 0 remove self-storage as a permitted use in industrial areas in close proximityto rapid transit stations.
COUNCIL AUTHORITY/PREVIOUS DECISIONS
Vancouver Plan Update and Quick Start Actions (July 2021) Employment Lands and Economy Review (2020)
Metro Vancouver Regional Industrial Lands Strategy (2020) — endorsed by Council November 16, 2021
Council Motion:Accelerating Action on Industrial Affordability (2019) 0 Healthy City Strategy 2014-2025 (2014)
Regional Context Statement Official Development Plan (2013)
CITYMANAGER'S/GENERAL MANAGER'S COMMENTS
The City Manager recommends approval of the foregoing.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1299 of 1755 Approach Reguating Self-Smrag
Regulating Self-Storage Uses in Industrial Districts — RTS 14969 3 REPORT
Background/Context
In July 2019, Council, as part of a comprehensive motion on Accelerating Action on Industrial Affordability, directed staff to:
...explore the impact of and report back on options for freezing development applications for self-storage, car dealerships and other non-industrial uses currently permitted in industrial districts as soon as possible, giving consideration to whether these uses are displacing higher-productivity and more job-intensive industrial operations. ..
Recent research and engagement by PDS, complemented by previous work undertaken by the Vancouver Economic Commission (VEC), highlights the potential risk that stand-alone selfstorage facilities pose to the intensification of economic activity in Vancouver’s industrial areas and the need to ensure intensity to meet long-term demand and reduce upward pressure on price. Staff also note that self-storage facilities play an important role in meeting rising demand for storage, for both residents and business operators. The recommendations included in this report, were informed with input from the Urban Manufacturing Alliance, representatives from the City of San Francisco, the City of Miami, industry advocates from the city of New York, and local industry stakeholders, including operators, developers and brokers. An overview of the self-storage development pipeline and long—terrnpotential demand is provided in Appendix C.
In July 2021, as part of an update on the Vancouver Plan process, Council received a status update from staff on the emerging approach for regulating self-storage in industrial areas (RTS:
14517). The recommended approach and rationale is provided in Table 1 below.
Table 1:A Balanced for e in Industrial Areas
Location Restriction Rationale
Industrial Zoning Districts Remove Mini-Storage Allows operators to meet (I and Mzones) Warehouse as a permitted rising demand while use on the ground floor reserving the ground floor for
more employment intensive
activities.
Within Close Proximity to Remove Mini-Storage Encourages intensive rapid transit Stations Warehouse as a permitted employment uses throughout use the entire building in transitoriented locations
Strategic Analysis
Zoning and Development By-Law Definitions
The Zoning and Development By—lawhas definitions for two different types of storage uses:
Storage Warehouse and Mini-Storage Warehouse (Table 2).
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1300 of 1755 Source: (2in a! Vancowel, Zoning Sedion 2, Apr” 2021
Regulating Self-Storage Uses in Industrial Districts — RTS 14969 4 Table 2: City of Vancouver Storage Warehouse and Mini-Storage Warehouse Definitions
Use Name Definition
Stora e
The use of a wholly enclosed building, or
Waregouse portion thereof, for the storage of goods,
material, machinery, or equipment.
The use of a wholly enclosed building for the
. ._ storage of personal property in self-contained, M'm Storage self-storage units, each of which units has Warehouse separate and exclusive access from either the exterior or interior of the building.
and Development By-law:
The Storage Warehouse use is intended for commercial activity. Storage warehouses are used by a range of enterprises such as moving companies, wholesalers, logistics companies, distributors, waste haulers, landscaping businesses, renovation contractors and retail product distributors. These activities are important to business operations and the health and resilience of the city’s economy overall. Storage Warehouse use is permitted in many of Vancouver's industrial areas and staff is not recommending any restrictions on this use at this time.
Proposed Amendments — Mini-Storage Warehouse
Staff are recommending a balanced approach to restricting Mini-Storage Warehouse Use in industrial areas.
a. Remove Mini-Storage Warehouse as a permitted use on the first storey in the l and M District Schedules;
A change to Section 11 of the Zoning and Development By—lawis proposed to remove MiniStorage Warehouse as a permitted use on the first storey in the l and M Districts Schedules. b. Remove Mini-Storage Warehouse as a permitted use within close proximity of rapid transit stations.
Further changes to Section 11 of the Zoning and Development By-law are proposed to specify areas under the H, l-2 and lC—2District Schedules wherein Mini-Storage Warehouse will no longer be a permitted use. These areas are generally within 400m (5 minute walk) of an existing rapid transit station and stations that are planned as part of Phase 1 of the Broadway Subway extension of the MillenniumLine currently under construction.
0. Updates to Policy Guidelines:
The Mini-Storage Warehouse Guidelines document is primarily intended to improve the design of these typically large industrial style buildings in central city contexts or in other prominent locations along major arterials. The proposed updates in this report willamend the intent section and add maps and descriptions of where mini-storage is not allowed near rapid transit stations. These changes are outlined in Appendix B.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1301 of 1755 *****
Regulating Self-Storage Uses in industrial Districts — RTS 14969 5 Financial Implications
The amendments to the Zoning and Development By—lawproposed in this report do not affect the total allowable ?oor space on the relevant sites and do not impact the methodology or rates related to potential development contributions of those sites.
CONCLUSION
Adoption of the proposed amendments in this report would continue to allow for new selfstorage facilitiesto be built in the city while ensuring opportunities for more intensive employment in industrial areas. These proposed changes have been carefully considered to balance the intent of Council's direction and regulations in the city’s industrial districts while not adding to the processing time for both the applicants and City staff.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1302 of 1755
APPENDIX A
PAGE 1 OF 1
Note: A By-law willbe prepared generally in accordance with the provisions listed below, subject to change and re?nement prior to posting.
A By-Iaw to Amend
Zoning and Development By-law No. 3575
regarding the regulation of mini-storage warehouse
THE COUNCIL OF THE CITYOF VANCOUVER, in public meeting, enacts as follows:
1. This By-Iaw amends the indicated provisions of the Zoning and Development By-law No. 3575.
2. Council amends section 11 by adding the following new section in the correct alphanumerical order:
“11.23A Mini-storage Warehouse
11.23A.1 Mini-storage Warehouse is not permitted:
(a) on the first storey, or on any storey with its ?oor level within 2 m above ?nished grade, in any I or M districts, except for entrances; (b) in the following areas of the |-2 district:
(i) east of Ash Street. north of West Kent Avenue North, west of Manitoba Street, and south of Southwest Marine Drive, (ii) east of Slocan Street. north of Grandview Highway. west of Boundary Road. and south of East Broadway and
Lougheed Highway, and
(iii) east of Clark Drive, north of East 7th Avenue. west of McLean Drive, and south of East 6th Avenue;
(0) inthe area of the H district west of Columbia Street, south of West 5th Avenue, and south of East 5th Avenue; or
(d) in the area of the lC-2 district south of East 5th Avenue.
3. A decision by a court that any part of this By-law is illegal. void, or unenforceable severe that part from this By-Iaw, and is not to affect the balance of this By-Iaw.
4. This By-lawis to come into force and take effect on the date of its enactment.
ENACTED by Council this day of , 2022
Mayor
City Clerk
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1303 of 1755 Guidelines
APPENDIX
PAGE 1 OF
Note: Amendments to Council-adopted guidelines willbe prepared generally in accordance with the provisions listed below, subject to change and refinement prior to posting. *Proposed amendments are shown in red and insertions in italics.
DRAFTamendments to the Mini-storage Warehouse Guidelines Mini—Storage Warehouse Guidelines Document
[Applicable to CD1 (452) By-Iaw Number 9410 for 3585 Grandview Highway, and CD1 (470) Bylaw Number 9693 for 2900 East Broadway] Approved by Council April 20, 2004
December 72, 2006 and July 8, 2008
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1304 of 1755
APPENDIXB
PAGE 2 OF 7
Table of Contents
Background and Context 3
1 General Design Considerations ........... 4
1.1 Street Character .................... 4
1.2 Orientation 4
2 Guidelines Pertaining to the Regulation of the Zoning and Development Bylaw and the Parking By-law
2.1 Location
2.2 Frontage
2.3 Front Yard and Side Yards (and setbacks) ............................. ........
2.4 Off street Parking and Loading.................................... .
3 Architectural Components
3.1 Roofs and Chimneys.
3.2 Windows and Skylights .................
3.3 Entrances, Stairs and Porches.........
3.4 Exterior Walls and Finishing ...........
4 Landscaping
4.1 Streetscape ....................
O‘U1U'lU'lU'lU'lU'1U'IU1U1-hA-h
Appendix...........................................
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1305 of 1755 w'd
din
APPENDIXB
PAGE 3 OF 7
Background and Context
These guidelines are to be used in conjunction with CD-l (452) By-Iaw Number 9410 for 3585 Grandview Highway, CD-l (470) By-law Number 9693 for 2900 East Broadway, and Section 11 and those district schedules of the Zoningxand Development By—law which conditionally permit Mini-Storage Warehouse, and should be consulted in seeking consideration for this use.
These guidelines are intended to improve the design of these typically large, industrial style buildings in central city contexts or in other prominent locations along major arterials. While providing general guidance in all situations, these guidelines are not intended to be applied in a comprehensive way in less prominent locations in outlying industrial areas.
This section of the Guidelines is intended to
to improve the design of these typically large industrial style buildings, in central city contexts or in other prominent locations along major arterials. While providing general guidance in all situations, these guidelines are not intended to be applied in a comprehensive way in less prominent locations in outlying industrial areas.
There are two parts to these guidelines to be considered for conditional approval of development applications, I) Design Guideline Criteria, and 2) Direction on Locational Restrictions in the l and M District Schedules.
I) Design Guideline Criteria
pro 9 design criteria for mini-storage warehouse
bull gs
2) Direction on Locational Restrictions in the l and M District Schedules.
The second part of the Guidelines provide clarity on the regulations described in Section 77of the Zoning and Development By—Law that restrict mini—storage warehouse from the ground floor and regulates the locations of where mini—storage warehouse is permitted in the land M dis ts schedules.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1306 of 1755 dlx
APPENDIXB
PAGE 4 OF 7
1.1 Street Character
(a) All developments should incorporate along all abutting streets a combination of display windows, individualized tenancy unit design, landscaping, building articulation, pedestrian entrance definition via a recess or projecting canopy, or any other architectural features which facilitate pedestrian interest. to the satisfaction of the Director of Planning.
1.2 Orientation
(a) Where a building occupies a corner site, facade articulation, architectural features, lighting, and related facade elements should be incorporated so as to orient the building to the corner and the widest abutting street, or as otherwise determined by the Director of Planning.
2 Guidelines Pertaining to the Regulation of the Zoning and Development Bylaw and the Parking By-law
Guidelines
1 General Design Considerations
Mini-storage warehouse is a conditional use in all industrial, and some commercial and historic districts and can be located in a variety of urban contexts. These guidelines are intended to address two basic urban contexts; current or potential future pedestrian oriented areas, or major arterial locations. For those sites deemed by the Director of Planning to be in a central city context with current or potential future pedestrian orientation, or sites located on a major arterial, the following should be considered.
2.7 Location
(a) Mini-storage warehouse use is not permitted in the areas as illustrated in the Appen in Map A, Map B, Map C, and Map D
2.2 Frontage
(a)
(b)
(c)
General “big box” designs that exhibit little facade interest and transparency to the street are not acceptable.
Building articulation can be achieved by utilizing a variety of architectural design elements, including expression of the building's functional components or modules. glazing, canopy and shading systems, and architectural features.
The first storey floor level should be as close as possible to street grade. No portion of the floor of the first storey along an abutting street should be more than 1.0 m above or below grade at the street property line.
(d) Mini—storage warehouse use is not permitted on the first storey in all / and M districts, except for entrances.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1307 of 1755
APPENDIXB
PAGE 5 OF 7
2.3 Front Yard and Side Yards (and setbacks)
(a) A front and side yard or other setbacks may be required by the Director of Planning to permit additional landscaping or architectural features.
2.4 Off street Parking and Loading
(a) Garbage storage areas and pick up areas and off-street parking and loading facilities should be located at the rear of the property, and enclosed or screened to the satisfaction of the Director of Planning. .
3 Architectural Components
3.1 Roofs and Chimneys
(a) Rooftop mechanical systems, and other appurtenances should be carefully integrated into the building’s architectural expression.
3.2 Windows and Skylights
(a) Transparent window area with clear glass should be maximized on the exterior wall surface of the first storey along each abutting street (50% of exterior wall area is the objective). The exterior wall surface on every upper storey along each abutting street should also incorporate clear glass window area to assist in breaking up blank walls.
3.3 Entrances, Stairs and Porches
(a) The first storey should include the main pedestrian entrance, lobby or reception area and should be designed and oriented to achieve maximum visibility to the abutting street, or, in the case of a corner site, to the corner or the widest abutting street, or as otherwise determined by the Director of Planning. (b) Vertical service elements, such as stairs and elevators should be located to the perimeter of the building to assist in building articulation, as well as to express their function.
3.4 Exterior Walls and Finishing
(a) Provision of high quality exterior materials and detailing, particularly at the pedestrian level is encouraged.
4 Landscaping
4.1 Streetscape
(a) Landscaping should be provided on site, where appropriate, to improve the appearance and amenity of the development from the street and lane. (b) Street trees and proper sidewalk treatment may also be required, to the satisfaction Park Board and the General Manager of Engineering Services.
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1308 of 1755 regulations illustrated in Maps A B, C and D do not apply to sites zoned CD-I. Please refer to Map A: Olympic Village Station, Broadway-City Hall Station, and Main Streebsuience War/d Map 5: VCC Clark station Map C: Marine Drive Stat/on
IEII
3510MBS
IH
W BROADWAY
wig:5'
LEGEND
Mini-storage warehouse not permitted
W 3RD AV
W 4TH AV
Rapid transit station
GLENDRWE
E3RD AV
F 4THAV
AV
7TH
THAV
WATSONST
E5TH AV
w E6TH AV
2 w
= 2 D K
I O = g
5 5
E 7TH AV V
E BROADWAY
APPENDIXB
PAGE 6 OF
'3’"!Nay/
Ew‘rM
04’7-5 I, _S
D
ZS
Do
o
3 E”
zc: 25.
d E3TH AV
E
Appendix
The maps illustrate where mini-storage warehouse is not permitted near rapid transit stations in l and M districts schedules. These maps are intended to be used in conjunction with the regulations for mini-storage warehouse described in Section 77of the Zoning and Development By—Law. The applicable rezoning policy for rezoning applications.
W 67H AV
W 10TH AV
4wv
.3552 xv“w.
.9
5 39
w 4am Av
15 1
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1309 of 1755
APPENDIXB
PAGE 7 OF 7
LEGEND
Mini-storage warehouse not permitted
{?t Rapid transit station
51’
s .53:
r. :53
v
A
m
M
hm
: 233.“
:2
E um av
GMNWHW MEMWAV
«wv50‘""
w
p D: Rupert and Renfrew Stations
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1310 of 1755 Develogment Ana/[sis
Self~storage per Capita Vancouver,
Vancouver 2021, Industry
APPENDIXC
PAGE 1 OF
Supplemental Information Supporting Proposed Amendments to Zoning and Development By-law and Mini-Storage Warehouse Guidelines to Regulate Self-Storage Uses in Industrial Districts
Staff undertook an analysis of the current development pipeline in the City of Vancouver in arriving at the regulatory amendments in this report. This analysis revealed that demand for selfstorage facilities is growing as more households look to store goods away from their homes and businesses seek flexible storage alternatives for equipment and inventory. The development of self-storage has seen a recent increase in activity as the industry looks to capitalize on a long term growth outlook in demand and strong rental rates.
Between 2017 and 2018, city-wide, eight new self-storage projects entered the permitting process. In the last 18 months, three self-storage projects were completed, four are currently under construction, and two more projects are in the development permit process (Figure 1). Of the nine projects in 2021, two are within 1 km of a rapid transit station.
Figure 1: Development Activity for Self-Storage in the City of Vancouver
COMPLETED
UNDERCONSTRUCTION
DEVELOPMENTREVIEW
1940 to 1950 to 1960 to 1970 to 1970 to 1980 to 1990 to 2000 to 2010 to 2020 to 1949 1959 1969 1970 1979 1989 1999 2009 2019 Present
Source: City of Vancouver Permit Data, June 2021.
Vancouver has less self-storage space per capita than other North American cities and demand for new facilities is expected to continue in response to both increasing residential population and increasing growth amongst small businesses who also use these facilities (Table A).
Table A: in Canada and the USA
Square Feet of Self-Storage
Area Space per Capita
Vancouver 2.5
Canada 3
USA 7 - 8
Source: Colliers Self-Storage Report — April Experts
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1311 of 1755 ATTACHMENT 3
Ordinance No. 1814: Text Amendments to Section 2.04/Figure 2.04.02 and S... Page 1312 of 1755 639mm:
, , ~ ‘ mum-n
m we
CHAPTER
NO. AN ORDINANCEIN AMENDMENTOF CHAPTER 27 OF THE CODE OF ORDINANCES OF THE CITY OF PROVIDENCE.ENTITLED:"THE CITY OF PROVIDENCE ZONINGORDINANCE," APPROVED NOVEMBER 24,
2014, AS AMENDED. TO CHANGE CERTAIN TEXT IN ARTICLE 12
REGARDING SELF-STORAGE FACILITY USE CATEGORY
Be it ordained by the City ofProvidence:
Table12-1:Use MatrixKey: P = PermittedIIS = SpecialUse
Use R- R-
~21 ha'02“‘I’ we in:n
[41' mo
SECTION 1: Chapter 27 of the Code of Ordinances of the City of Pro» idence, Entitled “The City of Providence Zoning Ordinance,“ approved November 24. 20 | 4, as amended, is hereby further amended by making the following changes, with deletions stmck out:
ARTICLE 12. USES
1200 Prohibited Uses
The following uses are expressly prohibitedin all districts. a. Billboard/outdooradvertising.
b. Halfway house.
c. Industrial uses of the following types: abrasive, asbestos and miscellaneous nonmetallic mineral product manufacture; acid manufacture; agricultural chemicals including fertilizer manufacture; bulk storage of lique?ed natural gas; cement, lime, gypsum or plaster of paris manufacture; creosote manufacture or treatment; drop forge industries; glue manufacture; leather and fur tanning and ?nishing; manufacture and storage of explosives; manufacture of noxious or toxic gases and chemicals; nuclear industries manufacturing; petroleum refining; primary metal industries; processing of sauerkraut, vinegar or yeast; pulp mills and paper mills; rendering or re?ning of fats or oils; rubber or gutta percha manufacture or treatment; tobacco and tobacco products manufacture.
d. Land?ll and garbage dump including offal or dead animal. e. Prison/correctional institution.
f. Racetrack.
g. Slaughterhouse, excluding the killing of fowl.
h. Stock yard/feeding pen
i. Waste incineration facility
120l USE MATRIX
:5*m1 an