Indio City Council
July 16, 2025

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3 Public Services

3.1 Police
The Project Area is currently served by the Riverside County Sheriff. Within the City of Indio, police services are provided by the City of Indio Police Department comprised of three primary divisions consisting of the following:
• The Support Services Division manages various administrative, operational, analytical and financial services and programs for the Indio Police Department. The Division is comprised of the Communications/Dispatch Unit, Police Records Bureau, Fiscal Services Unit (Budget, Purchasing/Accounts Payable, and Timekeeping), Grants & Special Projects, and Property and Evidence Unit. • The Field Services Division accounts for the largest representation of sworn department personnel, exemplifying the department’s commitment to the preservation of life, protection of property, and enforcement of the rule of law. The Field Services Division is comprised of the following units:
o Patrol Operations
o Traffic Unit
o K-9 Team
o Community Outreach Unit
o Quality of Life Team
o School Resource Office Program
o Public Affairs and Social Media
o Special Events
• The Investigative Services Division is comprised of the following units:
o Investigations – Major Crimes and Street Crimes
o Desert Regional SWAT
o Professional Standards
o Property and Evidence
o Crime Analysis
o Coachella and Stagecoach Music Festivals
o Professional Development
o Code Enforcement
o Facilities
o Office of Community Safety (Neighborhood Watch, Citizens Helping Indio Police (CHIPs), Chaplains, and our Police Cadets)
In addition, the City of Indio has recently constructed a Public Safety Campus located at 46800 Jackson Street consisting of three separate buildings, including Indio Fire Station Number 1 (Headquarters), a new dispatch center, and a new public safety services building. Phase two of the Public Safety Campus is currently underway in the

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design phase and expected to go to bid in
Summer 2025 and construction is anticipated
to begin Fall 2025.1 The Site Plan for the Indio
Public Safety Campus is shown in Figure 2.

If annexed and should development occur in
the Project Area, services listed above would be
provided by the City of Indio Police Department.

Figure 4 at the end of Section 3 illustrates the
locations of the existing Police Department and
Police Substation, as well as the recently
completed Public Safety Campus. Depending
on future development use and intensity,
additional substation(s) may be needed to
provide law enforcement services to the Project
Area, which can be determined in coordination
with Indio Police Department.

3.2 Fire
The Project Area is currently served by Riverside County Fire Department (RCFD), in cooperation with the California Department of Forestry and Fire Protection (CAL FIRE) to provide fire and emergency services to residents of unincorporated areas of Riverside County and for partner cities. The City of Indio is one of RCFD’s partner cities, therefore through a cooperative agreement with RCFD, the City of Indio provides a full range of fire and emergency response services as part of the regional fire protection system. Services include enforcing codes and ordinances related to fire safety and hazardous materials, working with developers and City planning departments on development projects, among other responsibilities. Currently there are four fire stations, strategically located throughout the city to provide timely response and services, as shown in Figure 4 at the end of Section 3. In addition to fire services, fire stations provide advanced life support services with fire ambulances, four paramedic assessment engines, and one paramedic truck.

Based on RCFD’s Strategic Plan 2009-2029, the location of a new fire station is determined according to an established methodology to ensure that service is delivered efficiently and effectively to all areas for the protection of life and property.
2 The six steps are listed below:

1. Identify the geographic area of concern on a regional map

2. Utilize a computer response mapping software to locate a hypothetical station at or near the center of the geographic area or near a major response route
1 Ribbon -Cutting Set for Indio Public Safety Campus. Uken Report. October 29, 20224. https://ukenreport.com/ribbon-cutting-setfor-indio-public-safetycampus/#:~:text=The%20Indio%20Public%20Safety%20Campus,foot%20public%20safety%20service%20building 2Riverside County Fire Department Strategic Plan 2009-2029. https://www.rvcfire.org/pdf/strategicplanning/StrategicPlan2009.pdf?v=3094. Accessed October 30, 2024.

Figure 2. Indio Public Safety Campus Site Plan

Source: Geocon

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3. Utilize a realistic safe response speed or appropriately varied response speeds to plot color-coded timed distances on all streets and roads emanating from the hypothetical station extending out to the response area boundary

4. Determine the number of responders and types of apparatus that would respond from that station for various types of calls and compare with department standards of cover for that type of area and its hazards.

5. Evaluate the response time and resources that would be dispatched to fire and emergency medical service calls from other stations to make up the first alarm assignment “standards of cover” set by policy for that area.

6. Adjust the hypothetical station location as necessary while maintaining the station location as close to the center of that geographical area as possible to maintain equity of response time.

If annexed and should development occur in the Project Area, fire and emergency services would continue to be provided by RCFD. Preliminary discussions with RCFD Deputy Fire Marshall, Steven Payne, on November 21, 2024, indicated that, given the lack of proximal stations to the Project Area, and that the closest stations are near or at capacity, new stations would likely be needed to serve any new development.

The location, capacity, and equipment of any new station(s) would be determined based on RCFD assessment, as described above. Mr. Payne also noted during the preliminary meeting that while industrial uses tend to have lower frequency of emergency service demand compared to residential uses, industrial fires can be more complex and can require more equipment, personnel, and time. The specific type, intensity and location of land use in the Project Area would be considered in RCFD’s determination of location, capacity, and equipment requirements. In the process of planning new development, the City should continue to coordinate with RCFD to ensure that RCFD can feasibly service the development and to determine adequate services. Notably, during the preliminary meeting with RCFD, they expressed the desire for close coordination with the City of Indio Planning Department during the planning process for this effort to ensure sufficient fire service that aids in development feasibility.

3.3 Schools
The Project Area is within the boundaries of the Desert Sands Unified School District (DSUSD). The City of Indio is in the DSUSD and the Coachella Valley Unified School District (CVUSD), in which there are a total of 20 schools serving Indio. Figure 4 displays schools in the portion of Indio closest to the Project Area.

Should development occur in the Project Area, impacts on schools may be minimal as the initial vision for the Project Area is to facilitate industrial and commercial uses. Should there be an influx of residents or workforce housing to support the commercial and business uses, the need for an additional school may need to be re-evaluated in coordination with DSUSD.

3.4 Recreational Facilities
The Project Area is currently served by Desert Recreation District. The City of Indio’s Public Works Department, Parks and Facilities Division is responsible for maintaining parks in the city and manages the design and construction of recreational facilities and park improvement projects. There are 16 existing City parks totaling 107 acres distributed throughout Indio. Indio provides 1.2 acres of City-owned parkland per 1,000 residents – approximately 40% of the park acreage that would be needed to meet the standard of the Quimby Act, which is 3

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acres per 1,000 residents. Figure 4 displays parks and public facilities within the City of Indio. In addition, the City of Indio partners with the Desert Recreation District who offers a variety of programs and activities, such as afterschool programs, fitness classes, and community events. These are often free or low-cost, thus ensuring these activities are accessible to all residents. The Desert Recreation District covers more than 1,800 square miles from Rancho Mirage east to the Salton Sea and provides recreational services to more than 380,000 residents throughout the Greater Coachella Valley.

The Coachella Valley Association of Government (CVAG) is working on the Coachella Valley Link (CV Link) to provide a 40-mile multi-modal trail intended to traverse the Coachella Valley. The CV Link serves as an integral component of Indio’s recreational open space system by accommodating cyclists, pedestrians, low-speed electric mobility devices, and other alternative-power vehicles. Within the City of Indio, the CV Link Project runs parallel to the Interstate-10 (I-10) freeway, as such as this facility will not directly serve the Project Area.

Should development occur in the Project Area, impacts on schools may be minimal as the initial vision for the Project Area is to facilitate industrial and commercial uses. Should there be an influx of residents or workforce housing to support the commercial and business uses, the need for additional recreational facilities may need to be reevaluated in coordination with Indio’s Public Works Department, Parks and Facilities Division and Desert Recreation District.

3.5 Libraries
The Project Area and the City of Riverside are currently served by the Riverside County Library System, which in total includes 34 locations and 4 Library Connect Vans, 2 museums, and a Creatin Station.3 The Riverside County Library System offers many programs and services such as STEAM activities, career and resume assistance, wireless printing, study spaces, and English conversation clubs. The Library Connect vans provide on-the-go programming and services at stops around Riverside County. Figure 4 displays library facilities within the City of Indio.

The City is currently constructing a new state-of-the-art library building under the Riverside County Library System as part of its City Hall campus complex project that is currently scheduled to open in 2025. The City library is accessible at a temporary library location, at 45130 Oasis Street, Indio, to enable continued library access for residents during construction.

Should development occur in the Project Area, impacts on library facilities and/or services may be minimal as the initial vision for the Project Area is to facilitate industrial and commercial uses. Should there be an influx of residents or workforce housing to support the commercial and business uses, the need for additional library facilities and/or services may need to be re-evaluated in coordination with the Riverside County Library System.

3.6 Telecommunications
The Project Area and City of Indio are both served by Spectrum and Frontier Communications who provide highspeed broadband, fiber-optics, digital phone service, and wireless internet provided on demand. Within the City of Indio, Spectrum covers over 99% of the city with gigabit offering, and Frontier covers over 90% of the city with gigabit 3 Riverside County Library System. https://www.rivlib.net/about/about us#:~:text=Riverside%20County%20Library%20System%20(RCLS,with%20the%20community%20they%20serve. Accessed September 2024.

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fiber. Cable companies typically service businesses within the residential cable footprint. Spectrum/Charter have stated plans to deploy additional fiber closer to homes and to eliminate the aging coaxial cable. Frontier has stated that network expansions are capped except for large new residential developments. Neither network indicate strategies for business expansion within the Project Area per the City’s Fiber Master Plan. The City of Indio is well covered with 4G mobile offerings from AT&T, Verizon, and T-Mobile with over 42 towers and 311 antennas.

However, there is limited fiber in the city that could be leveraged for 5G densification and the deployment of small cells.

To increase access to next generation broadband service, the City developed a Fiber Master Plan to guide the development of reliable and cost-effective fiber broadband infrastructure. Implementing the Fiber Master Plan is expected to improve internet access for residents, support new and future businesses, and help the city remain economically competitive. The Fiber Master Plan evaluated assets alongside state and regional projects and found that the City owns very little existing infrastructure. The City recognizes that the next generation broadband service supported by fiber optic networks are expected to have a net positive economic and social impact to the local economy, while enhancing a community’s quality of life through expanded innovation opportunities, workforce development training, and narrowing of the digital and/or economic divide and improved organization operation efficiencies. The City passed a resolution on file with the City of Indio Clerk’s Office supporting the concept of “Dig Once” to reduce the cost of broadband infrastructure construction whenever underground construction occurs in a roadway through utility coordination policies.

Additionally, there are planned regional and state network expansions funded through the Coachella Valley Association of Governments (CVAG) and the State of California. The Regional Traffic Signal Synchronization Project (RTSSP) is a CVAG project that will allow cities to expand broadband networks through placing fiber optic cables alongside the traffic fiber. The Golden State Network (formerly Middle-Mile Network) is a California Public Utilities Commission (CPUC) state funded project that will connect the state of California with fiber optics on a state-owned network. The CPUC prioritized middle-mile locations to connect unserved residences with broadband facilities and is providing $2 billion in grant funds for the construction of last-mile facilities. The City will be eligible for grant funding from the Federal Funding Account to build last-mile facilities in underserved areas that have less than 25 Mbps download speed and 3Mbps upload speed. Figure 3 identifies planned fiber optic cables within the City of Indio associated with the RTSSO and Golden State Network projects.

Future development in the Project Area should consider broadband service access and evaluate the feasibility of building connections to fiber optic cables as part of the CVAG RTTSP.

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Figure 3. CVAG and Golden State Network Planned Fiber Optic Cables

3.7 Solid Waste and Recycling
Unincorporated Riverside County is serviced by Burrtec Waste and Recycling Services to provide solid waste collection and disposal management services although there is currently no solid waste service to the Project Area.

The City of Indio also currently contracts with Burrtec. Municipal solid waste is taken to the Coachella Valley Transfer Station, located on Landfill Road east of Dillon Road and north of I-10. A Joint Power Authority between the City of Indio and the City of Coachella acts as the permitted operator of the transfer station, and the County of Riverside is the permitted owner of the facility.

If the Project Area is annexed and should development occur, Burrtec could continue to service the area by negotiating an extension of service to the newly annexed area. This would entail an increase in service costs to the City, at least equal to the increased labor, equipment and other operating costs of serving a larger area.

Alternatively, the City could seek additional/other service providers for the annexation area, and doing so would not violate the existing agreement between the City and Burrtec. Figure 4 displays the location of the waste transfer station.

Source: Coachella Valley Association of Governments (CVAG) (2017)

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4 Utilities

4.1 Water Supply
The Coachella Valley and Unincorporated Riverside County relies on local groundwater resources while receiving replenishment/recharge water supply from the Metropolitan Water District of Southern California. Colorado River water is imported via the Colorado River Aqueduct. The City of Indio is served by both the Indio Water Authority (IWA) and the Coachella Valley Water District (CVWD) in terms of water supply. IWA provides potable water service to Indio and indicates in their 2019 Water Master Plan that eastern Indio, including the Project Area, is part of their future service area, as shown in Figure 5. IWA’s service area covers approximately 38 square miles and distribution system includes 20 groundwater wells, seven storage reservoirs, one large main pressure zone, two smaller development-based higher zones, and 326 miles of distribution pipes4. Water supply for Indio is supplemented by recharge facilities that are managed by CVWD. Figure 5 displays IWA’s service area among other water utility provider service areas.

Indio’s sole domestic water source is groundwater in the Whitewater River Basin, from which IWA and CVWD pump water from multiple wells to meet water demand. This basin has an estimated storage capacity of approximately 30-million-acre feet. Although groundwater from this basin was in decline for many decades due to overdrafting of water resources, eastern Coachella Valley groundwater levels have stabilized in recent years due to recharge facility investments resulting in replenishment activities within the groundwater basin. The Indio Subbasin Water Management Plan Update (2022) indicates that the subbasin’s groundwater storage reached a historic low in 2009 but has since improved to approximately 2001/2002 levels5. IWA and CVWD have access or are working on obtaining additional water supply sources, including recycled water from the Valley Sanitary District (VSD) to serve uses that do not require water treated for human consumption, which would supply 600-acre feet per year (AFY).

Additional pumping, booster systems, and pressure zones will continue to be implemented through Capital Improvement Programs (CIPs) as needed to satisfy the City’s growth and will be funded by development impact fees and supplemental water supply fees. Therefore, if development occurs in the Project Area, any necessary additional water supply projects to meet water needs would be funded in the same manner.

The City, IWA, and CVWD have partnered with Coachella Water Authority, Desert Water Agency, Valley Sanitary District, and Mission Springs Water District to develop an Integrated Regional Water Management Plan (IRWMP) to address current and future water supply and demand and stormwater management6. According to the 2020 Coachella Valley Regional Urban Water Management Plan (RUWMP), IWA and CVWD’s existing water supply is sufficient to meet Indio’s current and future demands, with continued regional investments7. Although water use projections per the RUWMP do not specifically include any development in the Project Area, supply is expected to exceed at least through 2045, which is the horizon year for projections. The 2020 water demand of all industrial uses in Indio was 136 AFY; based on these calculations, even a large-scale industrial development project in the 4 Indio Water Authority (2019). Master Plan Update. Accessed October 2024: https://www.indio.org/departments/indio-waterauthority/engineering-water-resources 5 Indio Subbasin Groundwater Sustainability Agencies (2022). Indio Subbasin Water Management Plan Update: Sustainable Groundwater Management Act Alternative Plan. Accessed October 2024: http://www.indiosubbasinsgma.org/alternative-planupdate/ 6 Ibid.
7 Coachella Valley Water District et al. (2020). 2020 Coachella Valley Regional Urban Water Management Plan. Accessed March 2025:
https://www.indio.org/departments/indio-water-authority/engineering-water-resources

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Project Area is not expected to challenge water sustainability. Importantly, sustaining water supply through 2045 requires significant investments in planned water supply projects, which are funded by the replenishment assessment charge (RAC) collected by CVWD.

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Figure 5. Water Utility Service Areas Page 363 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1263 of 1774 16290 18
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4.2 Water Service
There are no public potable water services or infrastructure within the Project Area. As previously noted, IWA provides potable water service to the City of Indio and indicates in their 2019 Water Master Plan that the eastern Indio, including the Project Area, is part of their future service area, as shown in Figure 5. IWA’s water distribution system infrastructure includes groundwater wells, storage reservoirs, booster pumps, control valves and pipelines.

Their system consists of three pressure zones with the majority of the service area (96%) served by one pressure zone, the Main Zone. Booster pumps transfer water to the Shadow Lake and Terra Lago pressure zones8. The Terra Lago pressure zone (HGL 326-ft) is the zone closest to the Project Area, as indicated in Figure 6.

Based on the 2019 Water Master Plan, IWA water demand projections have accounted for planned developments in the Project Area, namely Stonewater, Dillon Trails, and Dillon Ranch, as shown in Figure 7, and indicate that IWA has sufficient capacity to meet this future demand. However, if development occurs in the Project Area, local storage, production, treatment, and distribution will be funded by said new development.

Notably, while Stonewater, Dillion Trails, and Dillion Ranch planned development were included in the 2019 Water Master Plan to estimate future water supply demand, all three are residential planned developments, which have different water service assumptions as it compares to industrial and commercial uses. Based on preliminary discussions with IWA, additional study would be required to understand the demand associated with any development within the Project Area given the industrial and commercial development vision. Regardless, additional water distribution system infrastructure such as wells, storage tanks, and mains, will be required for any future development. During preliminary discussions with IWA General Manager, Reymundo Trejo, and others from IWA on December 6, 2024, Mr. Trejo indicated that additional feedback on potential water distribution system infrastructure would need to be discussed in concert with the conceptual land use program to determine needs.

Mr. Trejo indicated that the IWA Water Master Plan will be updated in the near-term at which time future land use assumptions from the City of Indio will be requested to determine future projected demand.

Additional factors may influence the feasibility of constructing water distribution system infrastructure in the Project Area. IWA is required to comply with the State hexavalent chromium maximum contaminant level by October 2026, which will cost IWA approximately $122M in treatment costs and $4 million in annual operating costs. In the short term, servicing the Project Area may be infeasible considering these new treatment requirements and the ongoing need to rehabilitate aging infrastructure. Therefore, IWA expressed they would require a stand-alone system for development projects in the Project Area, including new wells, treatment, storage and distribution infrastructure.

However, as future development in the Project Area would be expected to occur in the long-term, determinations of feasibility may be premature. Future developers could cooperate with IWA to find a feasible way to provide potable water services.
8 Indio Water Authority (2019). Master Plan Update. Accessed October 2024: https://www.indio.org/departments/indio-waterauthority/engineering-water-resources

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Figure 6. Indio Water Authority Distribution System Page 365 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1265 of 1774

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4.3 Wastewater
There are no existing public wastewater collection or treatment services within the Project Area. Within the unincorporated areas of Riverside County, onsite wastewater treatment systems are required. Within the City of Indio, Valley Sanitary District (VSD) provides wastewater service to 98% of the population while the remaining 2% are served by CVWD. VSD is a California Special District governed by a locally elected Board of Directors that serves Indio and surrounding communities. The VSD collection system consists of 246 miles of sanitary sewer line, five active pump stations, eight siphons, and one wastewater treatment plant. The VSD operates a wastewater treatment plant located at Van Burden Street and Enterprise Way, southwest of I-10, shown in Figure 9.

The Project Area is within the Coachella Valley Water District (CVWD) service area and sphere of influence, as shown in Figure 5 among other water utility provider service areas. CVWD provides irrigation and domestic (drinking) water, collects and recycles wastewater, provides regional storm water protection, replenishes the groundwater basin and promotes water conservation. The CVWD sewer collection system includes approximately 1,130 miles of sanitary sewer pipeline, including 70 miles of forcemains. The system feeds into five water reclamation facilities that produce recycled water for the service area. CVWD also operates a treatment plant, located at Avenue 38 and Madison Street, referred to as Water Reclamation Plan (WRP) 7, that provides tertiary treatment that produces effluent recycled water for non-potable uses, as shown in Figure 8. Per discussions with CVWD, while WRP 7 has additional approved capacity that at present, there are significant limitations for extending infrastructure from WRP 7 to the Project Area given distance. There is no existing sewer nor any planned infrastructure in the vicinity of the Project Area, as shown in Figure 8, based on currently available documents and data, as well as a discussion with Supervisor in Development Services, Tommy Fowlkes, and others from CVWD on December 3, 2024. including no future plans for additional WRPs. Therefore, a significant amount of sewer collection infrastructure would need to be constructed to connect to the Project Area to the CVWD system given the distance between the Project Area and existing infrastructure, as well as hilly terrain. Mr. Fowlkes and other CVWD personnel indicated that such construction would entail high start-up and maintenance costs and may not be feasible for CVWD at present.

Should the Project Area be annexed into the City of Indio, the Project Area would remain part of CVWD’s jurisdiction and would not be automatically annexed into VSD’s jurisdiction as VSD is a California Special District that is not under the City of Indio’s authority. Thus, any future development would need to coordinate with CVWD regarding the construction and operation of wastewater collection and treatment.

Alternatively, a more cost-effective approach may be to construct a package treatment plant (a pre-manufactured treatment facility meant to treat wastewater in small communities or individual properties). This treatment plant could be phased to scale up as development increases. The package treatment plant could be privately financed, either outright or through a financing mechanism such as an enhanced infrastructure financing district. A package treatment plant would require a designated maintenance responsible party, which can be further explored as part of this planning study.

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4.4 Stormwater
In the eastern Coachella Valley region, and within the City of Indio, regional drainage facilities are constructed, operated, and maintained by the Coachella Valley Water District (CVWD). Local drainage facilities are maintained by the City of Indio and generally convey runoff from local streets to the regional facilities. In 2019 the City updated its Drainage Master Plan, which identified where new storm facilities were needed based on an analysis of flooding during and after storms. The Whitewater River Storm Channel, which is part of the Colorado River Basin Region, is the main regional drainage facility for Indio, eventually draining into the Salton Sea. The drainage facility closest to the Project Area is the Easte Side Dike; Wasteway 3 conveys stormwater from the East Side Dike to the Coachella Valley Stormwater Channel, as shown in Figure 8.

As described in the Land Use and Community Profile Report, the northern portion of the Project Area contains a special flood hazard zone, which has a 1 percent annual chance of flooding. If development occurs in that area, flood control measures should be implemented to prevent damage from flooding. Another significant issue associated with drainage is stormwater pollution resulting from common pollutants, sediments, and untreated storm water. To protect against stormwater pollution, as a co-permittee of the Whitewater River MS4 permit, Indio requires new development to comply with the requirements of the National Pollution Discharge Elimination System (NPDES), therefore any development within the Project Area would be subject to this requirement.

If the Project Area is annexed, the City would be primarily responsible for addressing local stormwater drainage issues. Should development occur, the City will require developer(s) to construct drainage facilities to manage localized stormwater and protect water quality. According to the City Engineer of the City of Indio, Juan Raya, during a meeting on March 10, 2025, local drainage facilities should connect to CVWD’s regional drainage facilities, such as the East Side Dike by coordinating with CVWD and pursuing the appropriate permit. Such infrastructure may be phased in as development occurs to spread capital costs.

Additionally, if the Project Area is annexed, requirements set forth in Chapter 153: Floodplain Management of the City of Indio Municipal Code would apply. Chapter 153 sets standards of construction, utilities, and other proposed development for areas of special flood hazards. According to Section 153.07, areas of special flood hazard at a minimum include those identified by FEMA in Flood Insurance Rate Maps (FIRMs) and Flood Boundary and Floodway Maps (FBFMs) but may also be supplemented by studies for other areas as recommended by the Floodplain Administrator.

The Project Area does not contain FEMA areas of special flood hazard; however, California Department of Water Resources has designated a portion of the Project Area as a "DWR awareness floodplain,” last updated in 2012.

This means it is a 100-year flood hazard area identified using approximate assessment procedures and shown as flood prone areas without specific depths or other flood hazard data. Floodplain regulations would not apply to the DWR awareness floodplain automatically; however, per Section 153.07, this floodplain could be added to the Chapter’s formal definition of areas of special flood hazard given further study recommended by the Floodplain Administrator concludes the floodplain should be designated as such.

4.5 Natural Gas
Southern California Gas Company (SoCal Gas) provides natural gas to its service area, which encompasses 24,000 square miles of diverse terrain throughout most of Central and Southern California, from Visalia to the Mexican

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border9. Two transmission lines, which operate at pressures above 200 PSI to transport gas from supply points to the distribution system, run through the southern portion of the Project Area. One high pressure distribution line, which operates at pressures only above 60 PSI to deliver gas in smaller volumes to the lower pressure distribution system, runs along Dillon Road, abutting the western edge of the Project Area. Gas transmission and distribution lines are shown in Figure 10.

The Project Area is within SoCal Gas’s service area, so future development would receive natural gas if necessary transmission infrastructure connections are constructed.

4.6 Electricity
The Imperial Irrigation District maintains and operates the remission and distribution infrastructure necessary to provide electricity to the City of Indio10. The Project Area is within the service area of Imperial Irrigation District.

Electricity transmission lines and substations are shown in Figure 10.

In June 2023, the City approved the formation of the Indio Electric Financing Authority (IEFA) Joint Power Agreement (JPA) with the Imperial Irrigation District (IID) to create a dedicated revenue stream that will be reinvested specifically within the City to fund electric infrastructure11. For the initial phase of the program, upgrades will be made to two existing substations, the Dr. Carreon substation and Avenue 42 substation, and construction of two new substations, the Downtown and Northgate. The projects will be funded through a flat charge based on usage to be imposed by IEFA and collected on IID bills within the City. IEFA will maintain ownership of the substations while construction bonds are outstanding. IID will operate and maintain the substations on behalf of IEFA.

Discussions with IID Manager of Distribution Services and Maintenance Operations, Guillermo Barraza, on January 28, 2025, indicated there are currently no plans to construct or upgrade infrastructure in within the Project Area, and planning and constructing infrastructure could take considerable time and effort. As infrastructure investment is driven by development, most current IEFA projects are focused on the western portion of Indio, far from the Project Area. If significant development is planned and anticipated for the Project Area, it is possible the IEFA could direct funding towards infrastructure improvements to serve the Project Area. Prior to construction, IID would conduct an electricity transmission study to determine the infrastructure needs of the project, including whether a new substation would be required. Development in the Project Area would likely require upgrades to the existing temporary substation and/or a new substation. In addition, development would require distribution infrastructure to be constructed.
9 Southern California Gas Company (2024). Gas Transmission Pipeline Interaction map - Riverside. Accessed October 2024:
https://socalgas.maps.arcgis.com/apps/webappviewer/index.html?id=aaebac8286ea4e4b8e425e47771b8138 10 City of Indio (2019). General Plan 2040. Accessed October 2024: https://www.indio.org/departments/community-developmentdepartment/general-plan-2040/general-plan-2040-documents 11 City of Indio (2023). Resolution No. 1036A. Accessed October 2024:
https://indio.civicweb.net/document/28796/Resolution%20No.%2010361%20- %20Formation%20of%20Indio%20Elect.pdf?handle=765212879A944D79AA3FAF08EBB75F6A

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Figure 10. Electricity and Natural Gas Infrastructure

Appendix A6
Transportation

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Transportation Report
East Indio Employment
Corridor - Phase 1
[DECEMBER 2024]
Prepared for:

CITY OF INDIO
100 Civic Center Mall
Indio, CA 92201
Contact: Brian Halvorson, AICP (Project Manager)
Prepared by:

PO Box 1956
La Mesa, CA 91944
Contact: Stephen Cook
225 S Lake Avenue Suite 225
Pasadena, California 91101
Contact: Rachel Lindt (Project Manager)

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Table of Contents
SECTION PAGE NO.
1 Introduction ..........................................................................................................................................................1

1.1 Project Overview.....................................................................................................................................1

1.2 Purpose of this Report ...........................................................................................................................1

1.3 Key Issues and Opportunities................................................................................................................1 2 Relevant Plans, Programs, and Policies ...........................................................................................................5

2.1 City of Indio Documents .........................................................................................................................5

2.1.1 City of Indio General Plan Mobility Element............................................................................5

2.1.2 City of Indio Local Roadway Safety Plan..................................................................................5

2.1.3 City of Indio Safe Routes to School Master Plan ....................................................................6

2.1.4 City of Indio Complete Streets & Drainage Master Plan ........................................................6

2.1.5 Citrus Ranch Specific Plan .......................................................................................................6

2.2 Coachella Valley Plans ...........................................................................................................................7

2.2.1 Western Coachella Valley Area Plan........................................................................................7

2.2.2 Eastern Coachella Valley Area Plan.........................................................................................7

2.3 Regional Documents ..............................................................................................................................7

2.3.1 Coachella Valley Association of Governments Active Transportation Plan ...........................7

2.3.2 Coachella Valley Link Conceptual Master Plan.......................................................................8

2.3.3 Coachella Valley Association of Government Neighborhood Electric Vehicle Plan ..............8 3 Existing Mobility Network.................................................................................................................................. 10

3.1 Roadway Network................................................................................................................................ 10

3.2 Bicycle Network ................................................................................................................................... 11

3.3 Pedestrian and Bicycle Safety ............................................................................................................ 11

3.4 Transit Services ................................................................................................................................... 11

3.5 Neighborhood Electric Vehicle Network............................................................................................. 12 4 Preliminary Recommendations ........................................................................................................................ 17

4.1 Roadway............................................................................................................................................... 17

4.2 Pedestrian & Bicycle ........................................................................................................................... 17

4.3 Transit Services ................................................................................................................................... 18

4.4 Neighborhood Electric Vehicle Network............................................................................................. 18

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TABLE
Table 1: Transportation - Key Issues and Opportunities ................................................................................................3

FIGURES
Figure 1: Project Location ................................................................................................................................................2 Figure 2: Existing Roadway Configurations ................................................................................................................. 13 Figure 3: Bicycle Facilities............................................................................................................................................. 14 Figure 4: Bicycle and Pedestrian Collisions Year 2019 to Year 2023 ...................................................................... 15 Figure 5: Transit Facilities ............................................................................................................................................. 16

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1 Introduction

1.1 Project Overview
The East Indio Employment Corridor Annexation Study project (Project) is a focused planning study to analyze the potential annexation of approximately 3,320 acres of unincorporated County of Riverside land into the City of Indio’s (City) boundary. The potential annexed land includes the City’s existing sphere of influence known as the Eastern Sphere according to the City’s General Plan. The East Indio Employment Corridor Project Area (Project Area), as shown in Figure 1, is largely passive open space, with a limited amount of existing commercial development and resource extraction. The City’s goal for the project is to understand the extent to which the Project Area is feasible for development, and through that work identify potential land uses for the Project Area through a market analysis, environmental constraints analyses, and a series of planning activities. The City’s long-term vision for the Project Area is to expand industrial development opportunities in Indio to support job creation, enhance services, and promote investment within the city.

1.2 Purpose of this Report
The purpose of the transportation report is to document the existing and planned transportation facilities within the Project Area as well as those that connect to the greater Coachella Valley region. The analysis identifies gaps within the existing and planned transportation infrastructure, identifies potential shortcomings that would not allow the network to accommodate the Project’s possible transportation needs, and provide recommendations on infrastructure the Project can implement to ensure sure safe and easy access both to and within the project site.

This report also reviews the transportation plans that currently govern and set the vision for the Project Area and its adjacent roadways. The report discusses the vision of each plan, its relevant goals and/or policies, and the proposed transportation improvements within the Project Area. The proposed transportation improvements, both regionally and locally, are identified as opportunities in which the Project can either implement or tie into to help meet the overall transportation vision of both the City of Indio and the Coachella Valley. Finally, this report identifies preliminary recommendations and considerations on how the Project can leverage the planned transportation infrastructure within the City to ensure safe and convenient access to the Project Area across all modes of travel.

1.3 Key Issues and Opportunities
Table 1 summarizes high level transportation network related issues and opportunities within and connecting to the Project Area. A more detailed discussion of the existing transportation plans and existing transportation network is provided in Sections 2 and 3 of this report. Specific transportation related recommendations for the Project were developed based on the identified issues and opportunities, which are discussed in Section 4.

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Table 1: Transportation - Key Issues and Opportunities
Topic Description
Issues
Lack of existing transportation
related infrastructure.

The Project Area and vicinity have not yet been fully developed. Therefore, there is a lack of existing transportation infrastructure (both vehicular and multi-modal) that access the Project Area. The Project will need to make a comprehensive effort in both planning and implementing the transportation facilities, both within the site itself, as well as those accessing the regional network.

Limited Access Points The only access to the Project Area, across any mode of travel, is Dillion Road. The sole reliance on Dillion Road for Project access may create a strain on the facility due to the vehicular demands, as well as the creation of potential conflict points between the various modes of travel that will rely on the roadway for access.

Topography The limited access to the Project Area is primarily due to a small group of mountains located to the west. Suitable vehicular access and connections through these mountains are very limited and cuts the Project Area off from the rest of the city.

Warm climate The Coachella Valley has a very warm climate, particularly in the summer months, which can be a deterrence on multi-modal travel. To help mitigate the heat, multimodal facilities should be designed with shading and other cooling features to improve the comfortability of its users.

Opportunities
Abundance of available right-ofway.The Project Area and vicinity have not yet been developed. Thus, there is ample opportunity to expand the right-of-way of the existing transportation infrastructure within the site, as well as create new infrastructure.

Dillion Road Widening The City of Indio’s Mobility Element identifies Dillion Road’s ultimate classification as a 4-Lane Boulevard with Median or Center Left-Turn Lane. Dillion Road will serve as the main access point and central spine road of the Project Area. As such, improving Dillion Road from a two-lane undivided roadway to a 4-Lane Boulevard with Median or Center Left-Turn Lane will provide the additional roadway capacity to accommodate the Project traffic, as well as provides a place making opportunity.

Dillion Road Multi-Use Pathway A Class I Multi-Modal Pathway is proposed for the full extent of Dillion Road within the City of Indio. This will be a key improvement within the Project Area and will provide connectivity to Coachella Valley’s regional bicycle network.

CV Link The CV Link project is a Class I Multi-Use Pathway that will connect with eight of nine Coachella Valley cities and three Indian reservations along the Whitewater River. The CV Link will cross Dillion Road approximately 1.5 miles south of the Project Area, allowing the Project a major opportunity to have a direct connection to a regional multi-modal facility.

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Table 1: Transportation - Key Issues and Opportunities
Topic Description
NEV Network The Coachella Valley Association of Governments (CVAG) region is in the process of implementing a Neighborhood Electric Vehicle (NEV) Plan that will allow more access for NEVs throughout the Coachella Valley. NEVs are electric powered vehicles, typically with shade, so they can also provide an alternative mode of travel during the warmer months out of the year.

Coachella Transit Hub The Coachella Transit Hub is located approximately 3.5 miles south of the Project.

The Coachella Transit Hub provides connections to local bus routes within the City of Indio, express bus routes throughout the Coachella Valley, and regional bus routes that connect to the Arizona Border. Explore implementing a local shuttle route that could be provided by future large employers , or work with the SunLine Transit Authority to implement a local bus route, between the Project Area and the Coachella Transit hub.

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2 Relevant Plans, Programs, and Policies
This section presents an overview of the relevant mobility plans, policies, and programs within the City of Indio, Riverside County, and Coachella Valley.

2.1 City of Indio Documents

2.1.1 City of Indio General Plan Mobility Element
The City of Indio’s General Plan Mobility Element identifies a transportation network that is designed to balance modal priorities to address the safe and efficient operation, maintenance, and management of the circulation network. The goals and policies established by the Element help ensure that all streets within the city are reviewed through a “complete streets” lens – meaning that all streets should provide safe accommodation for all users of the transportation network.

Dillion Road is identified as a Truck Route within the City’s Mobility Element. Truck routes have special consideration to ensure goods movement operations in and out of the city function efficiently while maintaining a balanced roadway for all users. Therefore, any improvements or changes to Dillion Road will need to be able accommodate truck traffic, this includes surface materials, turning radii, and lane widths.

Relevant Goals
• Goal ME-1: Complete Streets. A City that embraces complete streets by providing streets that are safe and accessible by users of all ages and all abilities.
• Goal ME-2: Active Transportation. A City that provides a first-rate network of bicycle and pedestrian infrastructure.
• Goal ME-4: Vehicle Circulation. The City will provide appropriate vehicle circulation, especially along streets identified as priority-auto streets.
• Goal ME-7: Transportation Management. Utilize TDM and TSM techniques to maximize the City’s current transportation infrastructure investments.

Proposed Improvements Within the Project Area
• Implement a Class I Bike Path that is proposed along Dillion Road within the City boundaries. • Implement a Class IV Cycle Tack on Avenue 44 between Golf Center Parkway and Dillion Road • Dillion Road is proposed to be improved to a 4-Lane Boulevard with a Median or Center Left-Turn Lane within the City boundaries.

2.1.2 City of Indio Local Roadway Safety Plan
The City of Indio Local Roadway Safety Plan (LRSP) is the result of a citywide traffic safety analysis which identified areas within the City where an emphasis needs to be placed on safety. The LRSP is to be used by City staff and safety stakeholders as a guide for further safety evaluation, planning for the City's transportation network, and future CIP projects. The analysis includes types of collisions, certain locations, and notable relationships between current efforts and collision history. The LRSP also analyzes collision data on an aggregate basis, as well as at specific locations to identify high-collision locations, high-risk locations, and city-wide trends and patterns. The analysis of collision history on the City’s transportation network allows for opportunities to: 1) identify factors in the transportation network that inhibit safety for all roadway users, 2) improve safety at specific high-collision locations,

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and 3) develop safety measures using the 5E’s of transportation safety: Engineering, Enforcement, Education, Emergency Services, and Emerging Technologies, to encourage safer driver behavior and better severity outcomes.

The LRSP does not include any location specific improvement recommendations that pertain to the Project Area.

However, the LRSP does provide citywide recommendations, as well as a safety toolbox, which will be utilized when developing the internal circulation system for the Project Area.

2.1.3 City of Indio Safe Routes to School Master Plan
City of Indio Safe Routes to School Master Plan provides a comprehensive framework for safer and improved walking and biking connectivity around Indio’s schools. Specifically, it focuses on improving walking and biking conditions around the 12 elementary schools, four middle schools, and three high schools located in the City of Indio. There are currently no schools within the Project Area; thus, no specific recommendations are provided within the Plan. However, connections to any proposed schools will be considered within the Project’s internal circulation network, should residential uses be included within the Project.

2.1.4 City of Indio Complete Streets & Drainage Master Plan The Complete Streets & Drainage Master Plan provides general guidance on Complete Streets design, and is based on existing local, state, and national engineering standards and best practices. Chapter 4: Design Guide of the Plan aims to provide a toolbox of improvements when rethinking street design in the context of Complete Streets. Finally, the Plan provides recommendations on how the City can create a more balanced transportation network.

The Plan does not provide any location specific recommendations for the Project Area; however, the guidance on complete streets design will be utilized in the development of the Project’s internal transportation network planning.

However, the Complete Streets & Drainage Master Plan does identify the planned multi-use pathway along Dillion road as a priority need within the City of Indio. The plan also identifies the lack of sidewalks along Dillion Road as well as the planned widening of the roadway, but does not provide any further details or guidance.

2.1.5 Citrus Ranch Specific Plan
Citrus Ranch is a master-planned golf community which plans to develop 3,075 single-family homes, an 18 hole golf course, a boutique hotel, and a shopping center on a 1,183 acre site. The community will be adjacent to the Project Area on the west side of Dillion Road. The specific plan will improve the west side of Dillion Road to its ultimate configuration as a 4-Lane Boulevard with a Median, including a 6 foot sidewalk and 10 foot parkway. Citrus Ranch will take primary access from Dillion Road via 38th Avenue which will be developed as new collector roadway by the specific plan. Finally, several private internal roadways will be constructed throughout the specific plan area, which will be restricted from the general public via gated entry.

Proposed Improvements Within the Project Area
• Construct the west side of Dillion Road to its ultimate configuration as a 4-Lane Boulevard with a Median, including a 6’ sidewalk and 10’ parkway.

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2.2 Coachella Valley Plans

2.2.1 Western Coachella Valley Area Plan
The Western Coachella Valley Area Plan is an extension of the County of Riverside General Plan and Vision Statement. Using the Vision Statement as the primary foundation, the County of Riverside General Plan establishes policies to guide development and conservation within the entire unincorporated Riverside County territory, while the Area Plan details standards and policy direction specifically for Western Coachella Valley. The Area Plan boundary includes the entire City of Indio and the Project Area. It should be noted that the goals and improvements listed below would be superseded by those included in the City of Indio General Plan Mobility Element (See Section

2.1.1), if the study area is annexed into the City of Indio.

Relevant Goals
• WCVAP 17.2 - Maintain Riverside County’s roadway Level of Service standards as described in the General Plan Circulation Element.
• WCVAP 18.1 - Develop a system of local trails that enhances the Western Coachella Valley’s recreational opportunities and connects with the Riverside County regional trails system and the Eastern Coachella Valley Area Plan trails system.

Proposed Improvements Within the Project Area
• Dillion Road is proposed to be improved to a Four-Lane Arterial Roadway with a 128-foot right-of-way for its entire length.
• Implementation of a Regional Trail / Class I Bike Path along Dillion Road.

2.2.2 Eastern Coachella Valley Area Plan
The Eastern Coachella Valley Area Plan is an extension of the County of Riverside General Plan and Vision Statement. Using the Vision Statement as the primary foundation, the County of Riverside General Plan establishes policies to guide development and conservation within the entire unincorporated Riverside County territory, while the Area Plan details standards and policy direction specifically for Eastern Coachella Valley. The Plan’s northwestern boundary includes the segment of Dillon Road between Indio’s Southern Boundary to SR-86.

Proposed Improvements Within the Project Study Area
Dillion Road is proposed to be improved to an Arterial Roadway with a 128-foot right-of-way, between the City of Indio’s Southern Boundary and SR-86.

2.3 Regional Documents

2.3.1 Coachella Valley Association of Governments Active Transportation Plan
The Coachella Valley Association of Governments (CVAG) Active Transportation Plan (ATP) is an update to their NonMotorized Transportation Plan for bikeways, which was last updated in 2010. The ATP revises the regional bikeway plan as well as bicycle plans for each of CVAGs member jurisdictions, which includes the City of Indio, and maintains their eligibility for various bikeway funds.

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Relevant Goals
• Goal 1: Bicycle Transportation - Provide a friendly environment for bicycling in the Coachella and Palo Verde Valleys and make bicycling an integral part of the transportation network by implementing and maintaining a connected bikeway network, providing for ancillary facilities, and encouraging bicycling as a convenient and safe mode of transportation for all residents and visitors and for those of all skill levels. • Goal 2: The Pedestrian Realm - Provide a safe, convenient, and friendly environment for pedestrian movement in the Coachella and Palo Verde Valleys that includes all users of the pedestrian environment, such as older adults, children, persons with disabilities, tourists, and others.

Proposed Improvements Within The Project Study Area
• Implement a Class I Bike Path along Dillion Road between the northern Indio City limits and Avenue 44. The Path would be approximately a half mile in length and is estimated to cost $506,880 (2016 dollars). • Class II Bike Lanes will be provided on Dillion Road between Avenue 44 and the CV Link regional path at its southern terminus.

2.3.2 Coachella Valley Link Conceptual Master Plan
The Coachella Valley Link (CV Link) Conceptual Master Plan proposes improvements along the Whitewater River and connecting alignments that will include a paved path for bicycles, pedestrians, and low-speed electric vehicles (LSEVs). LSEVs include electric golf carts and neighborhood electric vehicles (NEVs) that travel up to 25 miles per hour (mph). The CV Link project will connect with eight of nine Coachella Valley cities and three Indian reservations.

The portions of the CV Link are currently under construction, with the full facility to be implemented by Year 2035.

Proposed Improvements Within the Project Area
• The CV Link will be located approximately 1.8 miles south of the Project Area along the Whitewater River and will provide multi-modal connectivity from the Project Area to the rest of the Coachella Valley region.

2.3.3 Coachella Valley Association of Government
Neighborhood Electric Vehicle Plan
CVAG has completed a Neighborhood Electric Vehicle (NEV) Plan for the Coachella Valley that proposes a network of NEV routes along surface streets and multi-Use pathways. Per California Streets and Highways Code Chapter 6, cities in Riverside County may create a NEV plan that identifies NEV/bicycle routes.

NEVs are permitted to run on streets with speed limits of less than 35 mph. This constraint limits travel within the Coachella Valley as a large number of the arterial streets traversing the Valley have speed limits of up to 45 to 55 mph. NEVs are also permitted to operate on streets that have dedicated lanes, that can be shared with bikes, with widths of 7 feet or greater. These lanes can be shared with bicycles. Dedicated offroad paths along waterways or other continuous rights-of-way may also be shared with NEVs, if so designated. Generally, off-road paths are restricted to non-motorized devices, but they can be designated to permit operation of NEVs as well. NEVs may also share roadways with motor vehicles and bicycles on streets with speed limits of 35 mph or less, as described above.

Per another section of California Streets and Highways Code Chapter 6, the City of Indio has a golf cart program that allows the City to permit golf carts with a Special City License on any designated golf cart/bicycle route or golf cart/bicycle lane. Every on-street bikeway in Palm Desert also permits golf carts.

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Proposed Improvements Within the Project Area
• Class I NEV Paths are proposed along the Class IV Cycle Tracks on Avenue 44 and the Class I Bike Path on Dillion Road, that are identified as future improvements in the City’s Mobility Element. These paths will provide a connection between the City and the CV Link.

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3 Existing Mobility Network
This section describes and documents the existing mobility network within and surrounding the Project Area. The section is organized by roadway, pedestrian and bicycle, transit, and neighborhood electric vehicle facilities.

3.1 Roadway Network
The following roadways either provide direct access to the Project Area or connect the Project Area to the regional transportation system:
• Intersate-10 (I-10) – I-10 is an east / west running freeway that spans the entire extent of the southern United States. Within the City of Indio, I-10 has four to six travel lanes with a posted speed limit of 70 miles per hour (mph). The Dillion Road interchange with I-10 is located approximately a mile south of the Project Area and will provide regional and national access to the Project Area. • State Route 86 (SR-86) – SR-86 is a north / south running highway that begins in the City of Indio at I-10, just west of the Dillion Road interchange, and terminates at SR-78 in Imperial Valley. Within the City of Indio, SR-86 is a four-lane highway with a posted speed limit of 65 mph. The Dillion Road interchange with SR-86 is located approximately 1.5 miles south of the Project Area. • Dillion Road – Dillion Road runs through the entire Project Area and will be the primary access point for most of the Project uses. Dillion Road is primarily an east / west facility that runs along the northern portion of the Coachella Valley between SR-68 (29 Palms Highway) to the west, and SR-86 to the east. Within the Project Area, Dillion Road is a two-lane undivided roadway with a posted speed limit of 55 mph. On-street parking is prohibited on both sides of Dillion Road. There are currently no bicycle or pedestrian facilities on Dillion Road north of Avenue 44. Additionally, no transit routes currently operate on Dillion Road. o South of Avenue 44, Dillion Road has been partially improved along developed parcels. Partial improvements typically include a raised landscaped median, an additional travel lane and sidewalk facilities, but only on the developed side of the roadway. o As noted in the previous section, the City’s General Plan Mobility Element proposes that Dillion Road be improved to a 4-Lane Boulevard with Median or Center Left-Turn Lane. Additionally, a Class I Bike Path is also proposed along Dillion Road, which could eventually connect to the Proposed CV Link Project.
• Avenue 44 – Avenue 44 is an east / west roadway that connects Monroe Street and Dillion Road. Avenue 44 is a two-lane undivided roadway that provides left-turn pockets at intersections and has a posted speed limit of 45 mph. On-street parking is not permitted along Avenue 44. Sidewalks are provided on the north side of the roadway, for approximately 1,600 feet, along the Tara Lago frontage; however, this sidewalk does not connect to the project study area. There are currently no bicycle facilities along Avenue 44 within the Project Area. No transit routes currently operate along Avenue 44 within the Project Area. • Thousand Palms Canyon Road - Thousand Palms Canyon Road is a north / south running roadway that connects Dillion Road to the north and Washington Street to the south. Thousand Palms Canyon Road is a two-lane undivided roadway with a posted speed limit of 55 mph. On-street parking is not permitted on the

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roadway. There are currently no pedestrian facilities on the roadway; however, the roadway is designated as a Class III Bike Route via signage. No transit routes operate along the roadway. Thousand Palms Canyon Road could provide a secondary access point for the Project in the event that Dillion Road, south of the project, is blocked or shut down.

Figure 2 displays the roadway described above, with the exception of Thousand Palms Canyon, which is located approximately 10 miles west of the Project Area.

3.2 Bicycle Network
As shown in Figure 3, there are no existing bicycle facilities within the Project Area. However, as discussed in Section 2, the City’s General Plan Mobility Element and CVAG ATP envision a future bicycle network within both the City of Indio and the Coachella Valley, which includes the following proposed facilities that pertain to the Project Area, shown in Figure 3:
• Dillion Road Multi-Modal Path – A Class I Multi-Modal Pathway that will run along Dillion Road for its entire extent within the City of Indio. Additionally, Class II Bike Lanes are planned along Dillion Road south of the City Boundary until the road’s terminus point at SR-86, as proposed in the CVAG ATP. These will be a key improvement within the Project Area and will provide connectivity to Coachella Valley’s regional bicycle network.
• CV Link – The CV Link is a regional Multi-Modal Pathway along the Whitewater River, which runs east/west through the entire Coachella Valley. The CV Link will connect pedestrian, bicycle, and NEV travel through the major cities within the Coachella Valley.
• Avenue 44 – A Class IV Cycle Track is proposed on Avenue 44 between Dillion Road and Golf Center Parkway. This Class IV Cycle Track can provide bicycle access from the Project Area to the western portions of the City.

3.3 Pedestrian and Bicycle Safety
As shown in Figure 4, there have been no bicycle or pedestrian collisions within the Project Area, nor has there been any collisions north of I-10 over the last 5 years (2019-2023). This is primarily due to the lack of multi-modal facilities and travel within this area. As the area develops with the implementation of the Project, multi-modal facilities will be needed to safely accommodate travel within the area and access to the Project’s land uses.

3.4 Transit Services
Sunline Transit Agency provides bus service within the Coachella Valley, including the City of Indio. The nearest bus stop to the Project Area is the Grapefruit at Avenue 48 Stop, which is located at the southern terminus of Dillion Road at Old California 8, approximately 2.5 miles from the Project Area. The transit network and services within the Project Area is displayed in Figure 5.The Project Area is approximately 3.5 miles from the Coachella Transit Hub, which provides service to the following routes:

SunLine Route 1 East Valley - Runs between the City of Indio, starting at the Coachella Transit Hub, and ends in the at the Town Center of Indian Wells by the Palm Desert Mall. The route primarily runs along State Route 111.

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SunLine Route 6 – Runs between the City of Indio, starting at the Coachella Transit Hub, and ends in the at the Town Center of Indian Wells by the Palm Desert Mall. The route primarily runs along Fred Warning Drive.

SunLine Route 8 – Runs between the City of Indio and the City of Mecca and connects through the Coachella Transit Hub.

SunLine Route 10 – Is a Commuter route that runs between the San Bernardino Transit Center and the City of Indio. The route provides connections between San Bernadino County, the Cities of Beaumont, Thousand Palms, Palm Desert and Indio, as well as to the Cal State University San Bernadino Pal Desert Campus.

PVVTA 6 Wellness Express – Is a regional express bus service within the Coachella Valley between the City of Palm Springs and Blythe. The Wellness Express runs primarily loan I-10 with stops in Palm Springs, Rancho Mirage, Indio, the Chiriaco Summit Airport, the Blythe Airport, and the City of Blythe.

3.5 Neighborhood Electric Vehicle Network
The NEV Network Concept presented in the CVAG NEV Plan outlined in Section 2 identifies Avenue 44 as a major east / west NEV connection throughout the Coachella Valley, including along Dillion Road between the Project Area and SR-86 as a key connection to the CV Link. These proposed facilities can provide a key opportunity for the Project to promote NEV travel by incorporating NEV facilities and infrastructure and connecting it to the regional infrastructure.

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4 Preliminary Recommendations

4.1 Roadway
Opportunities
• Right-of-way - The Project Area and majority of the surrounding area have not yet been developed. Thus, there is ample opportunity to expand the right-of-way of the existing transportation infrastructure within the site, as well as create new infrastructure and connections. • Dillion Road Widening – The City of Indio’s Mobility Element identifies Dillion Road’s ultimate classification as a 4-Lane Boulevard with Median or Center Left-Turn Lane. Dillion Road will serve as the main access point and central spine road of the Project Area. As such, improving Dillion Road from a two-lane undivided roadway to a 4-Lane Boulevard with Median or Center Left-Turn Lane will provide the additional roadway capacity to accommodate the Project traffic, as well as provides a place making opportunity.

Recommendations
• Develop an internal roadway network that is designed to alleviate congestion from the single roadway (Dillion Road).
• Improve Dillion Road to a 4-Lane Boulevard with a Center Left-Turn Lane to enhance the capacity and access to the Project Area.

4.2 Pedestrian & Bicycle
Opportunities
• Right-of-way - The Project Area and majority of the surrounding area have not yet been developed. Thus, there is ample opportunity to expand the right-of-way of the existing transportation infrastructure within the site, as well as to create a comprehensive multi-modal network within the Project Area that connects to the regional multi-modal infrastructure, including the proposed CV Link. Additionally, Coachella Valley has a very warm climate, particularly in the summer months, which can be a deterrence on multi-modal travel. To help mitigate the heat, multi-modal facilities should be designed with ample tree canopy and other forms of shade and cooling features to improve comfort for users. • Dillion Road Multi-Use Pathway – A Class I Multi-Modal Pathway is proposed for the full extent of Dillion Road within the City of Indio. This will be a key improvement within the Project Area and will provide connectivity to Coachella Valley’s regional bicycle network. • CV Link - The CV Link project is a Class I Multi-Use Pathway that will connect with eight of nine Coachella Valley cities and three Indian reservations along the Whitewater River. The CV Link will cross Dillion Road approximately 1.8 miles south of the Project Area, allowing the Project a major opportunity to have a direct connection to a regional multi-modal facility. It should be noted that making this connection will require coordination and agreements with several jurisdictions including Caltrans and the County of Riverside and may require interchange improvements at the I-10 / Dillion Road interchange.

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Recommendations
• Develop a comprehensive internal multi-modal network that provides safe and comfortable connections between key points and land uses within the Project.
• Implement the Class I Multi-Modal Pathway along Dillion Road within the Project Area.

4.3 Transit Services
Opportunity
• Coachella Transit Hub - The Coachella Transit Hub is located approximately 3.5 miles south of the Project Area. The Coachella Transit Hub provides connections to local bus routes within the City of Indio, express bus routes throughout the Coachella Valley, and regional bus routes that connect to the Arizona Border.

Recommendations
• Explore a local shuttle route that can be provided by future large employers located within the Project Area to serve local employees.
• Work with the SunLine Transit Authority to implement a local bus route, between the Project Area and the Coachella Transit Hub.

4.4 Neighborhood Electric Vehicle Network
Opportunity
• NEV Network - The Coachella Valley Association of Governments (CVAG) region is in the process of implementing a Neighborhood Electric Vehicle (NEV) Plan which will allow more access for NEVs throughout the Valley. NEVs are electric powered vehicles, typically with shade, so they can also provide an alternative mode of travel during the warmer months out of the year.

Recommendations
• Dillion Road is a designated truck route and has a posted speed limit above 25 mph; therefore, it is not compatible with NEV users. As such, the Class I Pathway along Dillion Road should be designed to accommodate NEVs to provide them a safe route of travel to/from and through the Project Area. • The internal project roadways should be designed to encourage a speed limit of 25 mph (excluding Dillion Road) to allow for NEV travel.

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Geotechnical

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1295 of 1774 Geotechnical Report
East Indio Employment
Corridor - Phase 1
OCTOBER 2024
Prepared for:

CITY OF INDIO
100 Civic Center Mall
Indio, CA 92201
Contact: Brian Halvorson, AICP (Project Manager)
Prepared by:
225 S Lake Avenue Suite 225
Pasadena, California 91101
Contact: Rachel Lindt (Project Manager)

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Table of Contents
SECTION PAGE NO.
1 Introduction ..........................................................................................................................................................1

1.1 Project Overview.....................................................................................................................................1

1.2 Purpose of this Report ...........................................................................................................................1

1.3 Key Issues and Opportunities................................................................................................................1 3 Regional Setting...................................................................................................................................................3

3.1 Geology ...................................................................................................................................................3

3.2 Groundwater...........................................................................................................................................3

3.3 Seismicity................................................................................................................................................3

3.3.1 Liquefaction and Lateral Spreading ........................................................................................4

3.3.2 Landslides/Slope Stability .......................................................................................................5

3.3.3 Subsidence................................................................................................................................5

3.3.4 Expansive Soils .........................................................................................................................5 4 Constraints ...........................................................................................................................................................5 5 Opportunities........................................................................................................................................................6 6 References ...........................................................................................................................................................1

FIGURES
Figure 1 East Indio Employment Corridor Project Area........................................ Error! Bookmark not defined.

Figure 2 Alquist-Priolo Fault Zone ......................................................................... Error! Bookmark not defined.

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1 Introduction

1.1 Project Overview
The East Indio Employment Corridor Annexation Study project (Project) is a focused planning study to analyze the potential annexation of approximately 3,320 acres of unincorporated County of Riverside land into the City of Indio’s (City) boundary. The potential annexed land includes the City’s existing sphere of influence known as the Eastern Sphere according to the City’s General Plan. The East Indio Employment Corridor Project Area (Project Area), as shown in Figure 1, is largely passive open space, with a limited amount of existing commercial development and resource extraction. The City’s goal for the project is to understand the extent to which the Project Area is feasible for development, and through that work identify potential land uses through a market analysis, environmental constraints analyses, and a series of planning activities. The City’s long-term vision for the Project Area is to expand industrial development opportunities in Indio to support job creation, enhance services, and promote investment within the city.

1.2 Purpose of this Report
The purpose of this Geotechnical report is to identify issues and opportunities for potential development within the Project Area as it relates to geology. The following represents geologic and soils conditions as determined from publicly available resources from the United States Geological Survey, the California Geological Survey, and the Natural Resources Conservation Service. No site-specific testing or reporting were conducted or reviewed as part of this baseline assessment. Geotechnical hazards can adversely affect buildings and result in injury or death to occupants if not designed correctly. However, the vast majority of geotechnical hazards can be ameliorated through design measures (e.g., foundation design) and site preparations (e.g., use of engineered fill and compaction of surface soils). Note that this report should be reviewed in concert with other desktop reports, including Land Use and Community Profile, Biological Resources, Cultural Resources, Paleontological Resources, Public Services and Utilities, and Circulation and Traffic, to understand the full opportunities and constraints to the Project Area.

1.3 Key Issues and Opportunities
Topic Description
Issue
Surface Fault Rupture Hazards As shown in Figure 2, the Alquist-Priolo Earthquake Fault Zone intersects a portion of the Project Area. Any structure intended for human occupancy in these areas would require a site-specific fault investigation and report prior to acceptance of a building permit to ensure appropriate setbacks from active fault traces.

Completion of a fault investigation involves additional preliminary steps to development that would add both costs and time to develop.

Ground Shaking Hazards The entire Project Area is in a seismically active area that has a high probability of experience a substantive earthquake in the future. Adherence to current seismic design standards contained in existing building code requirements should be effective in minimizing any potential damage or injury.

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Topic Description
Liquefaction The Project Area is located in an area that the City identifies as having a moderate potential for liquefaction. All proposed development within the Project Area would be required to adhere to current building code requirements which include measures to identify and mitigate for any identified liquefaction hazards.

Subsidence The Project Area is adjacent to an area of identified subsidence due to groundwater withdrawal. Development within the Project Area would increase water demands which could potentially be sourced from groundwater resources that could include the Indio Subbasin. Further analysis would be required, especially for projects subject to Senate Bill 610 which would require preparation of a Water Supply Assessment to ensure that adequate water supplies are available and would not cause or contribute to adverse effects including subsidence.

Opportunity
New Development While there are Alquist Priolo Zones (AP Zones) that intersect the Project Area, the existence of these AP Zones does not necessarily preclude development but may affect the ultimate location of any proposed structures as well as add to the cost and time to complete development.

Similarly, while the Project Area is identified as having moderate potential for liquefaction, these hazards can be addressed through adherence to building code requirements with various site preparations (e.g., removal of liquefiable materials and replaced with engineered fill) and foundation design.

Overall, adherence to regulatory requirements would ensure that any geotechnical hazards present are identified and addressed through site preparations, site design, and location resulting in improvements that can be safely and securely occupied for future proposed land uses. Specifically, the vast majority of geotechnical hazards in the Project Area can be addressed through design measures (e.g., foundation design) and site preparations (e.g., use of engineered fill and compaction of surface soils). These design and site preparation measures are also required by adherence to the California Building Code.

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3 Regional Setting

3.1 Geology
The Project Area is located in Coachella Valley which is part of a region heavily influenced by the boundary of two crustal or tectonic plates: the Pacific plate and the North American plate. Movement along these two plate boundaries causes seismic activity such as earthquakes as the Pacific plate slides past the North American plate most prominently expressed by the San Andreas fault system. The San Andreas and related faults generally follow a northwest-southeast trending direction with the San Andreas fault running from the offshore north of the San Francisco area through California and along the eastern boundary of Coachella Valley and east side of the Salton Sea towards Mexico.

Coachella Valley forms the northerly part of the Salton Trough (at the lowest point of which is the Salton Sea) which is a structural and topographic depression that is related to complex interactions with the San Andreas Fault system.

Offsets along various detachment faults produced Coachella Valley, which progressively grew as the detachment faults moved.

3.2 Groundwater
The Project Area is located within the Coachella Valley-Indio Groundwater Basin (no. 7-021.01) (DWR 2024b). The Coachella Valley Groundwater Basin has been divided into four subbasins as defined in by the California Department of Water Resources (DWR):
• Indio Subbasin (7-21.01)
• Mission Creek Subbasin (7-21.02)
• San Gorgonio Pass Subbasin (7-21.03)
• Desert Hot Springs Subbasin (7-21.04)
The Indio, Mission Creek, and San Gorgonio Pass Subbasins have been designated as medium-priority, and the Desert Hot Springs Subbasin has been designated as very low-priority, by the DWR. The Project Area is located within the Desert Hot Springs Subbasin.

3.3 Seismicity
As is the case for all of Southern California, the Project Area is located in a seismically active region with numerous faults that are considered capable of producing substantive seismic events. The California Geological Survey (CGS) (CGS 2018) classifies faults as follows:
▪ Holocene-active faults, which are faults that have moved during the past approximate 11,700 years. These faults are capable of surface rupture.
▪ Pre-Holocene faults, which are faults that have not moved in the past 11,700 years. This class of fault may be capable of surface rupture but is not regulated under the Alquist-Priolo Earthquake Fault Zoning Act of 1972, which regulates construction of buildings to be used for human occupancy.

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▪ Age-undetermined faults, which are faults where the recency of fault movement has not been determined.

Holocene-active faults have been responsible for large historical earthquakes in Southern California, including the 1937 San Jacinto (Terwilliger Valley) earthquake (magnitude M 6.0), the 1948 Desert Hot Springs earthquake (moment magnitude (MW) 6.0), the 1992 Joshua Tree Earthquake (magnitude Mw 6.1) and the 1992 Landers earthquake (Mw 7.3), for example (SCEDC 2024). The most prominent Holocene-active faults in the vicinity include the San Andreas, San Jacinto, and Mission Creek faults. Of particular importance to the Project Area, is the San Andreas, strands of which intersect the Project Area as shown in Figure 2.

The Alquist-Priolo Earthquake Fault Zoning Act (AP Act) was enacted to help protect human safety and prevent damage from surface fault rupture by identifying faults at risk of causing surface displacement. Only those faults that have direct evidence of movement within the last 11,700 years, considered to be the most at risk of rupture, are required to be zoned. The AP Act requires the State Geologist to establish earthquake fault zones around the surface traces of active faults and to issue appropriate maps to assist cities and counties in planning, zoning, and building regulation functions. These zones, which generally extend 200 to 500 feet on each side of a known active fault based on location, precision, complexity, or regional significance of the fault, identify areas where potential surface fault rupture along an active fault could prove hazardous and identify where special studies are required to characterize hazards to habitable structures, defined as any structure intended for occupancy for a minimum of 2,000 person hours per year. If a site intended for human occupancy lies within an earthquake fault zone on an official CGS map, a geologic fault rupture investigation which typically includes onsite trenching across areas intended for development, must be performed before issuance of permits to demonstrate that the proposed development is not threatened by surface displacement from the fault.

According to forecasting by UCERF3, a collaborative effort between the U.S. Geological Survey, Southern California Earthquake Center, and CGS, there is a 93% chance of a magnitude 6.7 earthquake or greater occurring in the Southern California region by 2045 (USGS 2015). The southern segment of the San Andreas is considered to have the highest probability of being the source of this earthquake at 19%. The severity of groundshaking that would be caused by a seismic event in the region of the Project Area would depend on a variety of factors including distance to the source, depth, duration of shaking, and characteristics of underlying materials. Based on the proximity to the San Andreas Fault, seismic ground shaking within the Project area could reach levels that could cause substantive damage if not designed appropriately.

3.3.1 Liquefaction and Lateral Spreading
Liquefaction involves a sudden loss in strength of saturated, cohesionless soils that are subject to ground shaking during an earthquake and results in temporary transformation of the soil to behave more like a fluid mass. The densification results in increased pore water pressures if the soils are not sufficiently permeable to dissipate these pressures during, and immediately following, an earthquake. When the pore water pressure is equal to or exceeds the overburden pressure, liquefaction of the affected soil layer occurs. For liquefaction to occur, three conditions are required: (1) ground shaking of sufficient magnitude and duration; (2) a groundwater level at or above the level of susceptible soils during the ground shaking (i.e., generally at depths less than 35 feet); and (3) soils that are susceptible to liquefaction. Similarly, lateral spreading can result in ground cracking and may occur when a site is sloped or near a free-face and there is a sufficiently continuous liquefiable layer on which the overlying soils can move laterally. Ground settlement may occur during seismic shaking of an area. The settlement can be caused by liquefaction of loose granular soils and by compaction of loose, but not necessarily liquefiable, soils.

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The Project Area has not been included in regional liquefaction analyses by the California Geological Survey (CGS 2024). However, according to mapping included in the Final EIR for the City’s General Plan, the Project area is within an area that is considered to have a moderate potential for liquefaction (City of Indio 2019).

3.3.2 Landslides/Slope Stability
The topography of the Project Area is predominantly flat to very gently sloping, resulting in a very low potential for landslides and slope instability.

3.3.3 Subsidence
Land subsidence is the downward settlement of a large area of land, which can potentially result in surface infrastructure damage. Historical subsidence in California has resulted from several processes, including oil and gas production, groundwater withdrawal, hydrocompaction, and peat oxidation. Subsidence associated with water or gas withdrawal occurs when compressible subsurface deposits are depressurized as a result of removing water or gas and can no longer support the weight of the overlying material. In the case of groundwater withdrawal, subsidence occurs primarily when groundwater withdrawal from confined aquifers results in the depressurization and dewatering of compressible clay layers. Subsidence generally occurs slowly and can continue for a period of several years after pumping has terminated, as water continues to migrate from compressible clay layers. According to mapping compiled by the Department of Water Resources, Coachella Valley from Thousand Palms down to the Salton Sea is within an identified area of subsidence due to groundwater withdrawal (DWR 2024a). The Project area itself is outside of this mapped subsidence area, but it is located relatively close to the south of the site. According to the Department of Water Resources, preliminary results from a high-precision GPS survey in September and October of 2015 indicate that much of the basin stopped subsiding since September 2010 (DWR 2024b). The preliminary results also indicate that some areas near Palm Desert, Indian Wells, and La Quinta subsided since 2010, however at reduced rates compared to subsidence rates before 2010 (DWR 2024b). The Desert Hot Springs subbasin, according to DWR, has no documented groundwater extraction induced subsidence (DWR 2024c).

3.3.4 Expansive Soils
Expansive soils are characterized by a tendency to experience volumetric changes (shrink and swell) that correspond to cyclical changes in soil moisture. Repeated shrinking and swelling of the soil can over time lead to stress that eventually damages structures, foundations, pavements, and other associated facilities. Expansive soils owe their characteristics to the presence of swelling clay minerals. The on-site alluvial soils are expected to have a relatively low potential for expansion but can only be confirmed through a required site-specific geotechnical investigation.
4 Constraints
As noted in the previous section, the vast majority of geotechnical hazards can be addressed through design measures (e.g., foundation design) and site preparations (e.g., use of engineered fill and compaction of surface soils). These design and site preparation measures are also required by adherence to the California Building Code.

In addition to building code requirements, development within the Project Area could also be subject to the requirements of the Alquist Priolo Special Studies Zone Act (AP Act), depending on the location of the proposed

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structure. The AP Act established state policy to identify active faults and determine a boundary zone on either side of a known fault trace, called the Alquist-Priolo Earthquake Fault Zone (AP Zone). The delineated width of an AP Zone is based on the location, precision, complexity, or regional significance of the fault and can be between 200 and 500 feet in width on either side of the fault trace. Fault traces can range from being well defined (depicted on the map as a solid line) or inferred (depicted as a dashed or dotted line) if not well defined. If a proposed structure intended for human occupancy (defined as a building that would be occupied for at least 2,000 hours annually) lies within a designated AP Zone, a geologic fault rupture investigation must be performed to demonstrate that a proposed building site is not threatened by surface displacement from the fault, before development permits may be issued (CGS 2018). The results of a site-specific fault rupture investigation would be able to determine the location of any active fault traces in order to determine if required setbacks (generally 50 feet) would be applicable.

Therefore, while there are AP Zones that intersect the Project Area, the existence of these AP Zones does not necessarily preclude development but may affect the ultimate location of any proposed structures as well as add to the cost and time to develop.

Also noted above is the characterization of the Project Area being located in an area identified as having a moderate potential for liquefaction. However, liquefaction hazards are typically site-specific and entirely dependent on underlying conditions including soil types and moisture content which can vary from site to site. Even so, the presence of liquefiable materials does not preclude development, and these hazards can be addressed through adherence to building code requirements with various site preparations (e.g., removal of liquefiable materials and replaced with engineered fill) and foundation design.

The Project Area is adjacent to an area of identified by DWR as having observed subsidence due to groundwater withdrawal. This area largely coincides with the boundaries of the Coachella Valley – Indio Groundwater Subbasin which is considered a medium priority basin by DWR in accordance with the Sustainable Groundwater Management Act. While the Project Area is located within the Desert Hot Springs Subbasin, development within the Project Area would increase water demands which could potentially be sourced from groundwater resources that could include the Indio Subbasin. Further analysis would be required, especially for projects subject to Senate Bill 610 which would require preparation of a Water Supply Assessment to ensure that adequate water supplies are available and would not cause or contribute to adverse effects including subsidence. 5 Opportunities
New development in the Project Area would be required to comply with the federal, state, regional, and local regulatory requirements which would include the California Building Code along with any local amendments as well as the AP Act, as discussed in the previous section. Adherence to these existing requirements would ensure that any geotechnical hazards present are identified and addressed through site preparations, site design, and location resulting in improvements that can be safely and securely occupied for future proposed land uses.

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Figure 1. East Indio Employment Corridor Project Area Page 404 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1304 of 1774 16290 1
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6 References
California Department of Water Resources (DWR). 2024a. Areas of Land Subsidence in California. Accessed October 9, 2024. https://ca.water.usgs.gov/land_subsidence/california-subsidence-areas.html.

California Department of Water Resources (DWR). 2024b. SGMA Basin Prioritization Mapping Tool, Coachella Valley-Indio (7-021.1). Accessed October 9, 2024. https://gis.water.ca.gov/app/bp-dashboard/final/.

California Department of Water Resources (DWR). 2024b. SGMA Basin Prioritization Mapping Tool, Coachella Valley-Desert Hot Springs (7-021.03). Accessed October 9, 2024. https://gis.water.ca.gov/app/bpdashboard/final/.

California Geological Survey (CGS). 2024. Earthquake Zones of Required Investigation. Accessed October 9, 2024. https://maps.conservation.ca.gov/cgs/EQZApp/app/.

City of Indio. 2019. Final Environmental Impact Report for the City of Indio General Plan Update Indio, California.

June 2019 (also available at
https://www.indio.org/home/showpublisheddocument/924/637874293008870000).

Southern California Earthquake Data Center (SCEDC). 2024. Historical Earthquakes & Significant Faults in Southern California. Accessed October 10, 2024. https://scedc.caltech.edu/earthquake/significant.html.

Author(s) or entity(ies). Year of publication. Title. Location: Publisher (if available). Full date of publication (if available). Date of access (if online source). URL (if online source).

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1306 of 1774 Appendix B
Summary of Key Opportunities
and Constraints Presentation

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1307 of 1774 1 City of Indio East Indio Employment Corridor Phase 1

CITY OF INDIO
East Indio Employment Corridor
Annexation Study – Phase 1

S U M M A R Y O F O P P O R T U N I T I E S A N D C O N S T R A I N T S M A Y 7 , 2 0 2 5

2 City of Indio East Indio Employment Corridor Phase 1
Desktop Opportunities &
Constraints
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Technical Reports:
▪ Land Use and Community Profile
▪ Public Services and Utilities
▪ Biological Resources
▪ Paleontological Resources
▪ Geotechnical
▪ Transportation
▪ Cultural Resources
Robust interested party outreach:
▪ Indio Water Authority
▪ Riverside County Fire Department
▪ Valley Sanitary District
▪ Coachella Valley Water District
▪ Imperial Irrigation District
▪ Coachella Valley Conservation Commission
▪ Tribal governments
▪ Real estate/developer/economic development
interviews
▪ Technical Advisory Committee
Desktop Opportunities & Constraints Overview 10 Page 410 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1310 of 1774 4 City of Indio East Indio Employment Corridor Phase 1
Mapping Constraints/Opportunities
▪ Step 1 Map all constraints for each topic area based on review of technical reports and develop recommendations for development.
▪ Step 2 Based on maps produced from Step 1, join all constraints into a single map to approximate general levels of opportunity and constraint throughout the Project Area.* * Note: Assigned
constraint level is an
approximation only,
based on qualitative
review of findings from
technical reports.

Low constraint
Limitations or risks are present but can be mitigated through design solutions.

High constraint
Limitations, risks, and/or requirements are a significant barrier to development.

Neutral
Minimal constraints or opportunities are present but do not clearly impact development.

Low opportunity
Factors are present that could facilitate development by lowering costs or other barriers.

High opportunity
Factors are present that could facilitate development by significantly lowering costs or other barriers. 11 Page 411 of 650 AGENDA ITEM #11.1
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Mapping Constraints/Opportunities
▪ Step 3 Identify and describe non-geographic constraints. Plot them on a range of high-low-neutral constraint.

High constraint Low constraint Neutral
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Summary of Opportunities &
Constraints
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Land Use
Opportunities
• Vacant Land • Agricultural Land not currently operation as such • Mineral resource zones contain economically valuable deposits
13 Constraints
• Active agricultural operations: Vineyard, Citrus Grove, Date Garden
• Active mineral extraction operations along
northwestern edge of Project Area would necessitate
buffers

8 City of Indio East Indio Employment Corridor Phase 1
Land Ownership and Developer Plans
Coachella
Valley
Transfer
Station
14 Opportunities
• Two planned developments not yet realized (Dillion
Trails & Dillon Farms), could facilitate land acquisition • Land use compatibility with Citrus Ranch a mixed-use, primarily residential Specific Plan (approved, not yet
built)
• Stonewater solar farm could create opportunities for
electricity infrastructure and synergies for
development
Constraints
• BLM land designated for energy corridor, not viable for development
• CVWD land is a conservation easement and cannot be
used for development
• Solar farm under development, not available for
development
Developer Plans

9 City of Indio East Indio Employment Corridor Phase 1
Utilities and Public Services
Existing temporary power substation
15 Opportunities
• Temporary substation in Project Area could be
upgraded to serve development
• Solar farm project could create opportunity for power infrastructure upgrades
• Additional stormwater conveyance channels could
drain to East Side Dike
Constraints
• No wastewater or water distribution infrastructure in or near Project Area – package treatment plant is
lowest cost option
• Indio Electric Finance Authority (IEFA) currently
prioritizes new infrastructure within the city
• No Police or Fire stations near Project Area - new
substations would be required to serve development
• Solid waste and internet services would need to be
provided for development

10 City of Indio East Indio Employment Corridor Phase 1 Transportation Infrastructure
Coachella
Valley
Transfer
Station
Union Pacific Railroad and proposed
Coachella Valley San Gorgonio Pass
Rail Corridor Service Project
16 Opportunities
• Expansion of Dillon Rd to 4 lanes is envisioned by the General Plan and allowed under the CVMSHCP
• Fargo Canyon Rd could be upgraded to handle heavy
truck traffic
• Union Pacific Railroad could provide opportunity for
goods movement
Constraints
• Additional internal roads/streets would have to be
constructed by the developer(s)
• Once upgraded, cost for roadway maintenance would
be the responsibility of the City

11 City of Indio East Indio Employment Corridor Phase 1 Earthquake and Flood Zones 17
Constraints
• Flood hazard zone covers northern portion of Project
Area, although risk level is unknown without further
hydrological modeling and studies
• Alquist-Priolo fault zones and fault traces traverse the Project Area – risk of ground shaking
• Development would require site-specific fault
investigation and report to ensure appropriate
setbacks, adding cost and time to develop

12 City of Indio East Indio Employment Corridor Phase 1 • Within Desert Tortoise and Linkage Conservation Area
and East Indio Hills Conservation Area only minimal
development is allowed, subject to additional
requirements
• Surveys for protected species required – if found,
consultation with CDFW and mitigation plan required
• Required relocation of desert tortoises if found on site • Mitigation measures for Nelson’s bighorn sheep
• Local Development Mitigation Fee required for all
development in Project Area, even outside of
Conservation Areas.

Conservation Area Requirements 18
Constraints

13 City of Indio East Indio Employment Corridor Phase 1 State or Federal Protected Waters 19
• Ephemeral drainages (streams that run during heavy
rains) identified in northern portion – additional
hydrological modeling and studies and formal
jurisdictional delineation would be required before
development
• Protected streams intersect the Project Area –
mitigation measures, such as buffers, required to avoid impacts
Constraints

14 City of Indio East Indio Employment Corridor Phase 1 Paleontological Resources 20
Opportunities
• Majority of area has low paleontological sensitivity
Constraints
• One area has high paleontological sensitivity with
potential to produce significant paleo resources during ground disturbing activities
• Area also has highest potential for paleontological
resources – if development occurs in this area
Paleontological Resources Impact Mitigation Program
is required
• Small portion has some paleontological sensitivity –
further investigation needed before development

15 City of Indio East Indio Employment Corridor Phase 1 Cultural Resources 21
Opportunities
• Majority of area has low cultural resource sensitivity • Tribal contacts have not indicated any known resources to be present
• Dillon Rd not a “historic resource,” therefore not
subject to historic resource requirements
Constraints
• Historic wells have moderate potential for cultural
resources, therefore avoidance recommended
• Streams (including ephemeral) have high potential
for cultural resources, therefore avoidance
recommended
• Historic roads (Fargo Canyon Rd., Old Aqueduct Rd.,
and unnamed dirt road) have moderate potential for
cultural resources, therefore avoidance
recommended

16 City of Indio East Indio Employment Corridor Phase 1 High opportunity (151 acres, 5%)
Low opportunity (340 acres, 10%)
Neutral (376 acres, 11%)
Low constraint (1,553 acres, 47%)
High constraint (900 acres, 27%)
Area between
40th Avenue and
Fargo Canyon
Road has the
lowest level of
constraint
(approx. 700
acres)
Summary of Key Opportunities
& Constraints
Constraint levels were approximated based on
qualitative review of findings from technical reports
and organized into the following five categories:
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East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1323 of 1774 17 City of Indio East Indio Employment Corridor Phase 1 Power
Construction of new electricity
infrastructure would require IID
assessment of substation need and
financing through IEFA, which is
currently prioritizing west Indio.

Water Service
Cost of constructing new water
distribution infrastructure to serve
Project Area s high due to its
distance from existing water
infrastructure.

High constraint Low constraint Neutral
Wastewater
Connecting to existing wastewater
treatment plant is infeasible due to
distance and topography
challenges. However, development
could construct package treatment
plant for wastewater needs on-site.

Gas
Constraints/opportunities related
to supplying gas to development
unknown. There is a gas
distribution line that traverses the
Project Area, but feasibility to
connecting new distribution
infrastructure unknown.

Summary of Key Opportunities & Constraints
23 Page 424 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1324 of 1774 Appendix C
Market and Economic Development
Strategy Report

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1325 of 1774 Market and Economic Development Strategy Report
East Indio Employment Corridor Annexation Study -
Phase 1
Indio, California
Prepared For: DUDEK
Prepared by: Pro Forma Advisors, LLC
February 2025
PFAID: 11-722
Version: 01
Los Angeles United Kingdom Beijing www.ProFormaAdvisors.com

GLC
Engagement
Pro Forma Advisors LLC was engaged by:

DUDEK
225 S Lake Avenue Suite 225
Pasadena, California 91101
Contact: Rachel Lindt (Project Manager)
Assignment
The Pro Forma Advisors has provided a highest and best use analysis for preliminary land use planning purposes. The report also incorporates General Limiting Conditions which govern the usage and limiting conditions of any forecasts and projection within the report.

This report was produced by:

Pro Forma Advisors LLC
727 2nd Street, Suite 108
Hermosa Beach, CA 90254
USA
+1.310.616.5079
General Limiting Conditions
Certain information included in this report contains forward-looking estimates, projections and/or statements. Pro Forma Advisors LLC has based these projections, estimates and/or statements on expected future events. These forward-looking items include statements that reflect our existing beliefs and knowledge regarding the operating environment, existing trends, existing plans, objectives, goals, expectations, anticipations, results of operations, future performance and business plans.

Further, statements that include the words "may," "could," "should," "would," "believe," "expect," "anticipate," "estimate," "intend," "plan," “project,” or other words or expressions of similar meaning have been utilized. These statements reflect our judgment on the date they are made and we undertake no duty to update such statements in the future.

No warranty or representation is made by Pro Forma Advisors that any of the projected values or results contained in this study will actually be achieved.

Although we believe that the expectations in these reports are reasonable, any or all of the estimates or projections in this report may prove to be incorrect. To the extent possible, we have attempted to verify and confirm estimates and assumptions used in this analysis. However, some assumptions inevitably will not materialize as a result of inaccurate assumptions or as a consequence of known or unknown risks and uncertainties and unanticipated events and circumstances, which may occur.

Consequently, actual results achieved during the period covered by our analysis will vary from our estimates and the variations may be material. As such, Pro Forma Advisors accepts no liability in relation to the estimates provided herein.

In the production of this report, Pro Forma Advisors has served solely in the capacity of consultant and Pro Forma Advisors has not rendered any “expert” opinions and does not hold itself out as an “expert” (as the term “expert” is defined in Section 11 of the Securities Act of 1933).

This report is not to be used in conjunction with any public or private offering of securities, and may not be relied upon with the express written consent of Pro Forma Advisors.

This study is qualified in its entirety by, and should be considered in light of, these limitations, conditions, and considerations.

PFAID: 11-722.01

Contents
Table of Contents
Executive Summary .......................................2 Market Analysis..............................................6 Economic Development Strategy...............27
Land Use Strategy .......................................34 PFAID: 11-722.01

Executive Summary

Executive Summary
Executive Summary
Project Overview
The East Indio Employment Corridor project (Project) is a focused planning study to analyze the potential annexation of approximately 3,320 acres of unincorporated County of Riverside land into the City of Indio’s (City) boundary. The potential annexed land includes the City’s existing sphere of influence known as the Eastern Sphere according to the City’s General Plan. The East Indio Employment Corridor Project Area (Project Area), as shown in Figure 1, is largely passive open space, with a limited amount of existing commercial development and resource extraction. The City’s goal for the project is to understand the extent to which the Project Area is feasible for development, and through that work identify potential land uses through a market analysis, environmental constraints analyses, and a series of planning activities. The City’s long-term vision for the Project Area is to expand industrial development opportunities in Indio to support job creation, enhance services, and promote investment within the City.

Stakeholder Insights
Numerous interviews were help with a range of stakeholders and industry experts in the Coachella Valley. The following summarizes some key findings from these conversations:

The Project Could be a Strategic Asset: The Project could act as a “release valve” for industrial demand in the Coachella Valley, which has little room to grow particularly along the existing freeway corridor.

Quality of Life: The City has a significant advantage to attract businesses within the region due to lifestyle advantages compared to other areas within the Inland Empire.

Regional Location: The Project Area is one of the “last stops” to access the larger Phoenix market and can also service Mexicali/Maquiladora market to the South.

Power: Future development will require power, and it is not clear how it will be delivered given its costs.

Summary of Findings
The Project Site’s location within the Coachella Valley suggests that a mixed-use business park could be targeted in the long-term. The strongest near- and midterm demand appears to be from industrial development (inclusive of a combination of warehouse, light industrial, and flex-industrial space).

Since the Project Area has more land than is necessary to satisfy the near- to midterm market, a first phase of development could be positioned to attract potential large scale users. Once these larger warehouses are developed, then a business park could complement the anchor users with smaller flex-industrial space. After a successful first- and second-phase of development occurs with a mix of industrial space the balance of the land will become more desirable, even in a competitive supply market, and absorption and values should increase.

Once a critical mass of employment is achieved, retail commercial uses in support of the business park can be introduced. Although these retail uses are longer-term, the location and design parameters of these uses should be designated in a master plan. Based on other comparable developments in the region, it is also important to reserve some of the land for open space or passive recreational uses. This will help create a “campus” environment and make the Project more desirable.

Given advancements in robotics, the need for more data centers, changes in retail demand, etc., future development might require different building typologies. While we anticipate that the development will be similar to many of the newly constructed business parks in the region, which typically have a mix of light-industrial/flex space, the ability to attract users through flexible entitlements could be a competitive advantage for the Project Site.

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Executive Summary

1. East Indio Employment Corridor Project Area

Executive Summary
Proposed Land Use Mix
The following outlines the general development strategy, which is not based on actual constraints within the larger Project Site. This allocation can be amended to fit a smaller development area with limited constraints. Pro Forma Advisors does not believe that there is sufficient market demand for a larger allocation within the 20- year planning horizon. However, if there is surplus land available then it would be prudent to plan for additional development (flexible mix of light industrial and office to respond to future market conditions) even if it s not likely to be realized.

Note: Infrastructure calculated based on 15% of commercial acreage.

Commercial
Square Feet
Acres
(Rounded)
Percent of
Total Area
(%)
Light Industrial 3,710,000 430 72%
Office 426,000 35 6%
Retail 60,000 5 1%
Open Space 60 10%
Infrastructure (Roads, etc.) 70 12%
Total 4,196,000 600 100%
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Market Analysis

Project Area
Project Area
Regional Access
The Project Site is located just north of
Interstate 10 near the Dillon Road exit
adjacent to the City and Coachella Valley
(inclusive of the cities of Desert Hot
Springs, Palm Springs, Cathedral City,
Rancho Mirage, Palm Desert, Indian Wells,
La Quinta, Indio, and Coachella).

The Project Site is located in Riverside County.

The Riverside County along with San
Bernardino County are commonly referred to as
the Inland Empire. The City location relative to
various transportation infrastructure includes:

Palm Springs International Airport (20 Miles)
Port of Long Beach/Los Angeles (145 Miles)
City of Los Angeles (130 Miles)
City of Anaheim (115 Miles)
City of San Diego (130 Miles)
PFAID: 11-722.01 Page 7
Regional Map
Coachella Valley
Riverside County
Project
Area
Coachella Valley

Project Area
PFAID: 11-722.01 Page 8
Regional Transportation Map
City of Indio
Project
Area

Project Area
PFAID: 11-722.01 Page 9
Local Access Map
Project
Area

Project Area
Traffic
As noted, the Project Area is accessed primarily via the Dillon Road exit off the I-10 Highway. During the last
survey (2018) of the average annual daily traffic (AADT) on the Dillon Road exit was approximaltey 24,000
automobiles. Westbound on ramp traffic averaged just
over 10,400 cars per day (44 percent of traffic volume).

Other traffic volumes for the exit are presented in
Figure 2.

Traffic has also increased between 2017 and 2022 on
the I-10 Highway. Prior to the pandemic in 2019 east/
west travel (denoted as ahead and back for traffic
counting purposes) reached approximately 28,400 at
I-10/Dillon Road (Figure 3). As of the last traffic count in 2022 the Dillon Road exit increased to 32,250. Other traffic count locations west have significantly higher
traffic volumes.

AADT along Dillon Road, north of I-10, heading towards
the Project Area was estimated at 6,000 in 2023.

Avenue 44, which runs east and west and also provides
access to the Project Area was estimated to have
3,200 AADT in 2023. Given the accessibility via the I-10 highway and proximity to roadways connecting the
Project Area to the Coachella Valley, there are no
anticipated issues with accessibility to the Project Area.

2. AADT Traffic Volume at Baseline Exit for Dillon Road (2018) Source: Caltrans

3. AADT for I-10 near Project Area (2017 - 2022) Source: Caltrans 5,435
10,433
3,957 4,076
23%
44%
17% 17%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
10,000
11,000
12,000
13,000
14,000
15,000

EB OFF TO DILLON RD WB ON FRM DILLON RD EB ON FRM DILLON RD WB OFF TO DILLON RD Percent of Total AADT
AADT
Ramp ADT (2018) % of ADT
80 85
90 95
100
105
110
115
120
-
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
2017 2018 2019 2020 2021 2022
Growth Index (2017 = 100)
Avg. Back/Ahead AADT
INDIO, NORTH JCT. RTE. 111, AUTO CENTER DRIVE INDIO, JCT. RTE. 86 SOUTH COACHELLA, DILLON ROAD INDIO, NORTH JCT. RTE. 111, AUTO CENTER DRIVE INDIO, JCT. RTE. 86 SOUTH COACHELLA, DILLON ROAD
PFAID: 11-722.01 Page 10

Project Area

4. SWOT Project Area Summary Source: Pro Forma Advisors Site Matrix Summary Strengths Weaknesses
Ingress, Egress, Transportation - Neutral
Total available land available for development is to be determined. However, general location and required
infrastructure should support development of the Project Area.

Climate - Positive
The Project Area benefits from its location in Southern California and its associated Mediterranean climate, with slightly rainy winters and dry summers.

Size & Orientation - Positive
Creating a large
Visibility - Positive
The Site is visible the I-10 Highway and along Avenue 44.

Adjacent Land Use - Neutral
Given that Project Area will be planned, the assumption is that there will be no issues with adjacent land uses.

Site Topography - Postive
It is assumed that selected land area will have no
significant topographical issues.

Regulatory Environment - Negative
California has a complex and strict regulatory
environment for development, which requires various
levels of environment review.

Available land and relatively affordable compared
with other locations within the greater Southern
California region.

Access to major Southern California markets, ports,
etc. as well as its proximity to the Phoenix MSA.

Large available workforce (largest city in the
Coachella Valley).

More affordable residential real estate compared
with other locations in Southern California.

Vibrant arts and culture as well as tourist destination with burgeoning downtown.

Local economy shows a lack of diversity and a
high reliance on tourism.

Compared with other areas, the County and
region less educated population (e.g. lacking a
college degree).

Project Area location is isolated by natural
environment to the the north and limited existing
infrastructure to access the Coachella Valley to the
east (if not taking the I-10 freeway).

Opportunities Threats
Capitalize on opportunity to be a bridge between
Los Angeles and Phoenix markets.

Continue to be a leader in key regional industries
such as renewable energy development and
logistics.

Potentially designate land for workforce housing to
help improve the job housing balance.

California State Routes 86 and 111 can continue to
be leveraged as trade routes with Mexico.

Provide land for industrial uses that have been
prohibited in other areas of the Coachella Valley.

Regulatory environment and higher cost of
development.

Potential automation of jobs associated with
logistics, which could fundamentally alter the
nature of job creation in the region.

The continued imbalance of housing to
employment serving land uses, that will continue
to adversely impact the fiscal situation of the City.

Issues surrounding power and other infrastructure
required for new development.

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Market
Market Analysis
Employment Trends
Unemployment and Employment
Regional
Key characteristics of the available market also include employment and unemployment trends. The regional
market has outperformed relative to State of California averages over the previous decade. Key takeaways
include:

Total non-farm employment increased between
2013 and 2019, with the significant retraction of
jobs in 2020 due to COVID-19.

The Inland Empire leads Southern California
markets in post-pandemic job growth and has
outpaced the national average significantly based
on an increase of nearly 100,000 workers.

Furthermore, the Inland Empire is bucking the trend
of moderating job growth seen nationally heading
into 2024.

Unemployment in Riverside has generally trended
above the statewide benchmark.

As of August 2024, year-to-date unemployment in
the Riverside County was 6.2 percent. This
compares with unemployment rates in the State of
California of 5.3 percent.

5. Employment and Unemployment Rate Comparison (Regional vs. State Benchmark) Source: BLS Year Riverside County Riverside San Bernardino Ontario
MSA
California
Benchmark
Total
Employment
YOY ∆% Total
Employment
YOY ∆% YOY ∆%
2013 587,400 4.7% 1,233,900 4.1% 2.6%
2014 616,200 4.9% 1,290,100 4.6% 2.8%
2015 645,300 4.7% 1,354,000 5.0% 3.1%
2016 675,500 4.7% 1,401,900 3.5% 2.7%
2017 706,100 4.5% 1,453,400 3.7% 2.1%
2018 736,200 4.3% 1,506,600 3.7% 2.0%
2019 753,600 2.4% 1,552,700 3.1% 1.5%
2020 722,100 -4.2% 1,495,800 -3.7% -7.1%
2021 761,700 5.5% 1,575,100 5.3% 3.5%
2022 802,700 5.4% 1,659,800 5.4% 5.5%
2023 821,100 2.3% 1,679,800 1.2% 0.9%
0 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
Q1 1990
Q21990Q41990Q21991Q31991
Q1 1992
Q31992Q41992Q21993Q41993
Q1 1994
Q31994
Q1 1995
Q21995Q41995Q21996Q31996
Q1 1997
Q31997Q41997Q21998Q41998
Q1 1999
Q31999
Q1 2000
Q22000Q42000Q22001Q32001
Q1 2002
Q32002Q42002Q22003Q42003
Q1 2004
Q32004
Q1 2005
Q22005Q42005Q22006Q32006
Q1 2007
Q32007Q42007Q22008Q42008
Q1 2009
Q32009
Q1 2010
Q22010Q42010Q22011Q32011
Q1 2012
Q32012Q42012Q22013Q42013
Q1 2014
Q32014
Q1 2015
Q22015Q42015Q22016Q32016
Q1 2017
Q32017Q42017Q22018Q42018
Q1 2019
Q32019
Q1 2020
Q22020Q42020
Q2 2021Q3 2021Q1 2022Q3 2022Q4 2022Q2 2023Q4 2023Q1 2024Q3 2024 Unemployment Rate (Percent)
Recession California Riverside County
PFAID: 11-722.01 Page 12

Market
Local
The top public sector employers in the City include the Desert Sands Unified School District and the County of
Riverside, which collectively represent 10 percent of
estimated City employment. Besides Fantasy Springs
Resort Casino and John F. Kennedy memorial hospital,
the other employers have less than 500 employees. In
comparison to 2014, the City has shown significant
overall job growth increasing from 28,500 to 41,600
jobs. The principal employers have remained relatively
consistent over the last nine years. It is important to note that the total city employment represents the jobs held City residents, rather than jobs located in the City.

As shown in Figure 7, in 2021 almost 84 percent of
people living in the City were employed outside the City.

Similarly almost 73 percent of the people employed in
the City do not live in the City. The 16.3 percent of
people both working and living in the City is largely
consistent the Coachella Valley in 2021:

Desert Hot Springs: 28.7%
Palm Springs: 15.5%
Cathedral City: 20.2%
Rancho Mirage: 5.3%
Palm Desert: 13.7%
Indian Wells: 2.6%
La Quinta: 15.8%
Coachella: 25.5%

6. Principal Employers in the City of Indio Source: City of Indio Notes: (1) Avenue Insights & Analytics; (2) EDD Website

7. Inflow/Outflow Analysis (2021) Source: US Census
Employer (1) 2023 2014
Number
of Employees
Percent of Total
Employment
Number
of Employees
Percent of Total
Employment
Desert Sands Unified School District 2,980 7.2% 1,057 3.7% County of Riverside 1,360 3.3% 1,295 4.5%
Fantasy Springs Resort Casino 1,157 2.8% 1,100 3.9%
John F. Kennedy Memorial Hospital 703 1.7% 518 1.8%
Walmart Supercenter 404 1.0% 0 0.0%
City of Indio 254 0.6% 209 0.7%
Indio Nursing and Rehabilitation Center 225 0.5% 0.0%
Riverside Superior Court 156 0.4% 145 0.5%
Fiesta Ford 147 0.4% 133 0.5%
Ralphs 143 0.3% 130 0.5%
Winco Food 124 0.3% 0 0.0%
Cardenas 0.0% 165 0.6%
Target 0.0% 150 0.5%
Home Depot 0.0% 133 0.5%
Total Employment Listed 7,653 18.4% 5,035 17.7%
Total City Employment (2) 41,600 28,500
NAICS Industry Sector Number Percent
Employed in the City of Indio 19,925 100.0%
Employed in the City of Indio Area but Living Outside the City of Indio 14,486 72.7% Employed and Living in the City of Indio 5,439 27.3%
Living in the City of Indio 33,405 100.0%
Living in the City of Indio Area but Living Outside the City of Indio 27,966 83.7% Living and Employed in the City of Indio 5,439 16.3%
PFAID: 11-722.01 Page 13

Market
Figure 8 presents jobs located in the City by the North American Industry Classification System (NAICS). The
largest industry sectors in the City include those
classified as Retail Trade and Accommodation and
Food Services. While Retail Trade grew slightly over the last 10 years, Accommodation and Food Service
industries increased by 50 percent.

Other fast growing industries in the City since 2021
include:

Construction
Administration and Support
Health Care and Social Assistance
The composition of local industries largely reflect the larger economic conditions of other cities in the
Coachella Valley. Specific locational economic clusters will be further analyzed in the Economic Development
Strategy section of this report.

8. City of Indio Jobs by Industry Source: US Census
NAICS Industry Sector 2011 2021 ∆ # ∆ %
Agriculture, Forestry, Fishing and Hunting 1,315 654 -661 -50.3% Mining, Quarrying, and Oil and Gas Extraction 13 14 1 0.0% Utilities 35 48 13 37.1%
Construction 928 2,461 1,533 165.2%
Manufacturing 562 623 61 10.9%
Wholesale Trade 359 458 99 27.6%
Retail Trade 2,462 2,774 312 12.7%
Transportation and Warehousing 130 247 117 90.0%
Information 107 221 114 106.5%
Finance and Insurance 163 195 32 19.6%
Real Estate and Rental and Leasing 398 208 -190 -47.7%
Professional, Scientific, and Technical Services 345 367 22 6.4% Management of Companies and Enterprises 77 1 -76 -98.7% Administration & Support, Waste Management and Remediation 920 2,999 2,079 226.0% Educational Services 1,175 1,253 78 6.6%
Health Care and Social Assistance 1,166 2,660 1,494 128.1% Arts, Entertainment, and Recreation 1,361 438 -923 -67.8% Accommodation and Food Services 2,000 3,002 1,002 50.1% Other Services (excluding Public Administration) 914 650 -264 -28.9% Public Administration 641 652 11 1.7%
Total 14,430 19,273 4,843 33.6%
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Market
Long-Term Growth
The Southern California Association of Governments
(SCAG) develops long-term population and
employment projections in order to support planning
and policy for a wide variety of infrastructure and
services, such transportation, air quality, water resource planning, human services, etc.

Employment projections provided by SCAG from 2020
to 2045, which were adopted in 2020 are provided in
comparison to employment projections from the
California Employment Development Department (EDD).

The EDD estimate the changes in industry and
occupational employment over time resulting from
industry growth, technological change, and other
factors. In both cases, it is important to note that
employment refers to jobs located in the each county
regardless of the employees place or residence.

In summary, both project various levels of overall
employment growth for the Inland Empire region. SCAG
and EDD estimates that the region will add a total of
510,000 and 727,000 new jobs in the region between
2020 and 2045, respectively. This suggests a total
employment growth rate between 1.1 and 1.5 percent
per year or approximately 20,000 to 30,000 new jobs
per year in the Inland Empire over the next 25 years.

9. Employment Projections Source: CA EDD, SCAG
-
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
1,600,000
1,800,000
2,000,000
2,200,000
2,400,000
2,600,000
2020 2030 2035 2045
Total Jobs

SCAG EDD
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Market
Commercial Real Estate Market
Inland Empire Market Overview
The Industrial Empire commercial real estate market
consists of office, industrial, and retail space within Riverside and San Bernardino County. Although the
Inland Empire office and industrial market is comprised of many submarkets, each with a distinct tenant/user
profile, office and industrial space tends to be highly substitutable, such that the potentials in any given
submarket are determined by the overall strength of the larger regional office and industrial market. Thus,
development activity, absorption , vacancy rates, and 1 change in rental rates follow very similar patterns.

Retail markets, which are not a focus of this analysis, are more subject to obsolescence and more locally
based than either office or industrial markets. The
information provided in Figure 24 presents an overview
of current market characteristics for the office and
industrial market. The map on the following page
presents the geographic boundaries of the market and
submarket area.

The focus of this analysis is determining the long-term demand for industrial development in the larger Inland
Empire market area and the potentials for office
development within the Coachella Valley submarket.

10. Inland Empire Commercial Real Estate Overview (Q2 2024) Source: CoStar Metric Office Industrial
Rental (Millions of Square Feet) 77.5 769.9
Absorption (Millions of Square Feet) 0.3 2.7
Vacancy 5.7% 7.0%
Average Rental Rate (per Square Foot) $2.28 $1.14
Under Construction (Millions) 0.1 22.9
Sales per Square Foot $194 $270
Capitalization Rate 8.6% 4.5%
Absorption refers to the change in physically occupied space during a given time period. Net absorption can be positive or negative. For example, when a tenant moves into a 1 new location (positive absorption) and vacates its former space (negative absorption) the net change is measured.

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Market
PFAID: 11-722.01 Page 17
Commercial Real Estate Market Map
Inland Empire Market
Coachella Valley
Submarket

Market
Coachella Valley Market Overview
Pro Forma evaluated the general characteristics of the
office and industrial market conditions the Coachella
Valley commercial real estate submarket. The following
presents an overview of general market conditions
under which the Project Area could be developed.

Currently there is almost twice as much industrial
development than office development in the Coachella
Valley submarket. However, as a percentage of the
larger Inland Empire market the supply of industrial
space represents approximately two percent of the total gross leasable area. In contract, the 8.4 million square feet of leasable office space represents nearly 11
percent of office space in the Inland Empire market.

The Coachella Valley submarket benefits from being
one the larger office markets in the Inland Empire, while also having many of the same locational advantages of
those seeking to develop industrial space. As of June
2024 there is no known planned or proposed office or
industrial commercial real estate developments in the
City.

11. Coachella Valley Commercial Market Inventory Summary (2022) Source: CoStar 0 2,000,000
4,000,000
6,000,000
8,000,000
10,000,000
12,000,000
14,000,000
16,000,000
18,000,000
20,000,000
Office Industrial
Square Feet
PFAID: 11-722.01 Page 18

Market
Office
Macro Trends
The office market in the Inland Empire is unique in its reliance on small and mid-sized, predominantly local
businesses that have generated demand for space.

The market is further aided by healthcare providers,
which have primarily maintained occupancy due to
outperforming economic growth. In general, new
businesses have backfilled spaces shed by larger firms, and large vacant traditional office buildings are being redeveloped for medical use.

Coachella Valley Office Market
The Coachella Valley office submarket has benefited
recently with the delivery of several medical buildings over the past few years, including the Riverside
University Health System medical building in 2021 and
the Coachella Valley Community Health Center building
in 2022. Demand for medical space has helped
suppress vacancies, but net absorption in the market
was negative in 2023.

As shown in Figure 15 only 2 percent of the
development is classified as 4 and 5 star quality
(typically associated with what is also referred to as
Class A space). The majority of the office space is 3-
star (Class B) or 1 and 2-star (Class C) quality.

Regarding supply, additions have been minimal over
recent years (Figure 16). The Coachella Valley office
submarket has only seen 250,00 square feet of net new
office space during the past ten years.

12. Coachella Valley Office Market by Type (Based on Available Square Feet) Source: CoStar

13. Coachella Valley Office Supply and Demand Source: CoStar 4&5 Star
2%
3 Star
54%
1&2 Star
44%
(100,000)
(50,000)
-
50,000
100,000
150,000
200,000
8,000,000
8,100,000
8,200,000
8,300,000
8,400,000
8,500,000
8,600,000
201220132014201520162017201820192020202120222023
2024 (P)2025 (P)2026 (P)2027 (P)2028 (P)
Net Absorption
Gross Leasable Space
(Square Feet)
Net Absorption SF
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Market
As noted the region has been less impacted by the
pandemic and post-pandemic office conditions than
other areas in the region and the nation in general. In fact in 2023 CoStar reported that the Inland Empire had the lowest office vacancy of the nation’s top 50
markets. As a result, vacancy in the Inland Empire
market has declined from a pre-pandemic rate of 6.6%,
trending at 5.7% as of the second quarter 2024. The
Coachella Valley has experienced slightly higher
vacancies and lower rents than the larger Inland Empire office market.

The Coachella Valley office submarket typically
maintains steady sales volume, primarily consisting of
local investors acquiring office buildings valued at less than $5 million. Sales volume has averaged $56.9
million per year over the past 10 years, but has fallen to $32.6 million over the past 12 months as investors
adjust to higher interest rates. In total, 34 transactions closed over the past year, well below the 10-year
average of 53 per year.

Cap rates have increased with interest rates, pressuring valuations lower. Pricing in the Coachella Valley
submarket averaged $210 per square foot, down from
a recent peak of $230 per square foot and nearly even
with values three years ago.

14. Coachella Valley Office Market Rent and Vacancy Source: CoStar

15. Coachella Valley Office Average Sales per Square Foot and Capitalization Rate Source: CoStar

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%
$0.00
$0.50
$1.00
$1.50
$2.00
$2.50
$3.00
201220132014201520162017201820192020202120222023
2024 (P)2025 (P)2026 (P)2027 (P)2028 (P)
Vacancy
Average Rent
Rent Vacancy

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%

9.0%
$-
$50
$100
$150
$200
$250
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Capitalization Rate
Sales Price per Square Foot
$/SF Avg. Cap Rate
PFAID: 11-722.01 Page 20

Market
Industrial
Inland Empire Market
Most national retailers have established warehouse and
distribution centers in the market area and third-party logistics providers expanded alongside them as ecommerce adoption has accelerated. It is estimated that the Los Angeles ports process roughly a third of all U.S. imports, much of which is transported further
inland via rail and highway.

The vast majority of industrial space is oriented to
logistics (warehouse and distribution). Flex industrial space (also commonly referred to as business park
space) represents a small share of the available square 2 feet (2 percent) with specialized uses (defined as all
other industrial uses, but typically related to
manufacturing) representing the remaining 13 percent
of space.

The Inland Empire has not experienced negative net
absorption over the last 10 years. On average, between
2012 and 2022, the region has leased over 21 million
net new square feet of industrial space per year.

Between 2025 and 2028, the net absorption is
projected to return to past levels averaging
approximately 18.5 million square feet annually.

16. Inland Empire Industrial Market by Type (Based on Available Square Feet) Source: CoStar

17. Inland Empire Industrial Supply and Demand Source: CoStar Logistics
85%
Specialized
13%
Flex
2%
-
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
0 100,000,000
200,000,000
300,000,000
400,000,000
500,000,000
600,000,000
700,000,000
800,000,000
900,000,000
201220132014201520162017201820192020202120222023
2024 (P)2025 (P)2026 (P)2027 (P)2028 (P)
Net Absorption
Gross Leasable Space
(Square Feet)
Net Absorption SF
CoStar: A type of building(s) designed to be versatile, which may be used in combination with office (corporate headquarters), research and development, quasi-retail sales, 2 and including but not limited to industrial, warehouse, and distribution uses. At least half of the rentable area of the building must be used as office space. Flex buildings typically have ceiling heights under 18', with light industrial zoning. Flex buildings have also been called Incubator, Tech and Showroom buildings in markets throughout the country.

PFAID: 11-722.01 Page 21

Market
As of year end 2023, Inland Empire industrial rents are falling for the first time in over a decade due to rising vacancy and a deluge of discounted sublease space
flooding the market. This is due to the rapid expansion of supply reaching completion in the Inland Empire in
recent years, while tenant demand had contracted
during the past few years of high inflation.

Despite the recent declines in rents and weak rent
growth forecasted for 2024, tenants will still face
significant rent hikes upon lease expiration in the
upcoming year as market rents have increased by over
50 percent over the past five years and by over 135
percent over the past decade, which nearly leads the
nation.

Rents are projected to rise again in 2025 as the minimal amount of development on track to deliver in the next
year suggests the potential for market conditions to
tighten even if tenant demand only returns to prepandemic levels. This, along with strengthening economic indicators, suggests the larger market is
anticipated to rebound in the next couple years.

Average sales in the market has remained stable since
2021 averaging $250 per square feet, up from $117
per square foot just five years ago. However, higher
borrowing rates continue to place upward pressure on
cap rates, while rents are ticking lower heading into
2024. Cap rates are forecast to rise modestly higher
through late 2024.

18. Inland Empire Industrial Market Rent and Vacancy Source: CoStar

19. Inland Empire Industrial Average Sales per Square Foot and Capitalization Rate Source: CoStar

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%

9.0%
$-
$0.20
$0.40
$0.60
$0.80
$1.00
$1.20
$1.40
$1.60
201220132014201520162017201820192020202120222023
2024 (P)2025 (P)2026 (P)2027 (P)2028 (P)
Vacancy
Average Rent
Rent Vacancy

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%
$-
$50
$100
$150
$200
$250
$300
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 Capitalization Rate
Sales Price per Square Foot
$/SF Avg. Cap Rate
PFAID: 11-722.01 Page 22

Market
Development Pipeline
Office
Roughly 160,000 square feet of office inventory has
been delivered over the trailing quarter of the year,
which was dominated by the delivery of medical office
space. The buildings designed for medical use are in
strong demand due to a growing and comparatively
aged population base. Riverside University Health
System opened a new 35,000-SF medical office
building in Palm Springs, which they leased for 30
years. Most lease terms are typically shorter than 30
years, but medical office lease terms are typically longer than traditional office space leases.

Industrial
It is important to note that temporary moratoriums on
industrial development were passed in a number of
Inland Empire cities in 2021-22 and was extended in
the City of Redlands into 2024, illustrating a growing
resistance from residents that could constrain future
industrial construction in the market.

Construction starts fell from a record 33 million square feet in 2022 to 18 million square feet in 2023, including less than 7 million square feet in the second half of the year, curtailed by weaker demand and tighter lending.

As a result, deliveries should moderate from record
levels in 2024 and fall below average in 2025. If
demand returns to its historical growth rate, the glut of supply delivering from 2023-24 will become leased
rather quickly.

20. Inland Empire Commercial Real Estate Pipeline by Submarket (Q2 2024) Source: CoStar Buildings SF (000s) Pre-Leased
(%)
Average
Building Size
Under
Construction
Average
Existing
Building Size
Office
Moreno Valley/Perris 2 46 100% 22,951 17,505
Chino/Chino Hills 1 40 100% 39,749 10,626
Upland/Monclair 1 11 100% 11,148 9,876
Airport Area 2 9 100% 4,625 17,373
Beaumont/Hemet 1 2 100% 2,242 6,269
Coachella Valley 0 10,290
Corona/Eastvale 0 15,882
Mojave River Valley 0 6,476
Redlands/Loma Linda 0 8,238
Riverside 0 14,350
All Other Submarkets 0 13,197
Office Total 7 108 100% 15,470 11,844
Industrial
Airport Area 34 11,319 47% 332,920 71,292
Moreno Valley/Perris 28 4,140 28% 147,864 170,321
San Bernardino 12 2,332 6% 194,292 68,168
Riverside 11 1,475 0% 134,120 49,792
Chino/Chino Hills 7 819 0% 117,057 55,181
Shut Riverside 10 691 6% 69,092 20,758
Redlands/Loma Linda 2 571 0% 285,520 85,290
Corona/Eastvale 6 523 19% 87,196 33,714
Upland/Monclair 9 522 2% 57,958 13,464
Mojave River Valley 4 348 100% 87,078 31,910
All Other Submarkets 3 138 100% 45,888 21,917
Industrial Total 126 22,878 32% 181,575 53,422
PFAID: 11-722.01 Page 23

Demand
Long-Term Demand
Overview
Projected job growth in the Inland Empire was analyzed to determine the long-term demand for commercial development within the Project Area. It is important to note that with forecasting, near-term economic issues are less important than long-term growth projections assuming no structural change to the economy.

Recently, commercial real estate is contending simultaneously with a cyclical market downturn and with changes in the way people work, live, and shop. The recent increase in interest rates have caused commercial property values to fall, while the increased labor force working from home and the rise in e-commerce are reducing demand for office and creating new demand for industrial space.

From a macro perspective, the national office vacancy rate reached 12.9 percent vacancy this year, exceeding the peak vacancy rate during the 2008 financial crisis.

Despite low unemployment, the first quarter vacancy marked the highest rate since CoStar began tracking it in 2000.

It is unknown how long the national commercial property downturn will last.

However, market fundamentals in the Inland Empire and Coachella valley have been relatively strong (as noted). The following demand analysis takes into account these current conditions and assumes a recovery in the long-term The Project Area is potentially a large-scale development opportunity in the Coachella Valley submarket. Its size and contiguous layout provides sufficient flexibility to phase development in response to future market conditions. Moreover, its size provides the opportunity to set aside contiguous parcels of land to accommodate various mix of land uses. While the Project Area’s full development may take over 20 years, the following demand analysis allows to effectively plan for a variety of potential outcomes.

Beyond the office and industrial land use potential analyzed herein, there are also opportunities to master plan the Project Area to include a variety of employee serving amenities (e.g. retail, child care, personal services, etc.). Additionally, given the need for workforce or more affordable housing a portion of any excess land could be dedicated to a residential use.

An example of a large scale mixed use employment serving development is Meridian Park in Riverside County. It features various property types including warehouse distribution, business park, retail and office space. Currently, over 1,000 acres have been developed with over 11 million square feet of building space.

Current tenants such as Sysco, Kia Automotive, Nissan, McLane Foods, United Parcel Service, Amazon, and Kaiser Permanente have chosen Meridian Park for their operations. It is estimated that the current development supports and more than 12,000 jobs and at completion. Meridian Park will develop an additional five million square feet of building space and create approximately 6,000 additional jobs.

The following provides a long-term understanding of a reasonable range of development that could be targeted within the Project Area. As noted, the demand for office development will come within the context of Coachella Valley submarket.

While historic development patterns are useful to benchmark potential future conditions, there is also the potential of corporate relocation (discussed in the Economic Development section of this report). In general the eastern portion of Riverside County, which although more centrally located geographically the Coachella Valley is considered to be located, offers potential for industries and companies that desire a location between the major markets of Los Angeles and Phoenix.

For industrial demand, the larger influence of the Inland Empire is believed to have more relevance than the Project Areas location within the Coachella Valley. As noted, industrial development is not as location sensitive as other commercial uses given freeway proximity is one of the critical attributes of large warehouse and distribution centers.

PFAID: 11-722.01 Page 24

Demand
Office Demand
Coachella Valley office jobs growth estimates were
estimated using the EDD’s projections. The forecasted
growth, by industry, was applied to jobs that typically demand office space in the Inland Empire and
Coachella Valley office market areas. In total, it is
estimated that there will be approximately 7,000 new
office jobs between 2025 and 2045 (Figure 23) in the
Coachella Valley submarket.

Based on the existing ratio of office space to office
jobs, it is estimated that each new office job will require 335 square feet of gross leasable space. In the future, we expect that the demand of office space will continue to decrease as a result of technological advancements
and the ability to share office space, work from home
part-time, etc. In total, we project demand for
approximately 2.1 million square feet of office space in the Coachella Valley over the 20-year time period
(Figure 24).

Currently, the City’s office serving employment
represents 13 percent of the total office serving jobs in the Coachella Valley submarket. As such, the low
capture estimate is benchmarked against that ratio. The mid- and high-capture scenarios increase potential
capture by 3.5 percent per scenario to provide a range
of planning scenarios. In total, there is an estimated
275,000 to 425,000 in office space that could be
planned for in the Project Area.

21. Office Employment Growth in Coachella Valley (2025 - 2045) Source: Pro Forma Advisors

22. Office Space Demand in City of Indio (2025 - 2045) Source: Pro Forma Advisors Employment Segment
Total
Jobs
(2021)
Percent
Using
Office
Space
(Est.)
2021 2025 2030 2035 2040 2045
Information 696 95% 660 710 780 820 860 900
Finance & Insurance 1,820 95% 1,730 1,790 1,870 1,920 1,960 2,000 Real Estate & Rental & Leasing 2,241 80% 1,790 1,970 2,220 2,360 2,500 2,650 Professional, Scientific &
Technical Svcs 3,434 95% 3,260 3,600 4,070 4,340 4,610 4,910 Management of Companies and
Enterprises 90 95% 90 90 90 100 100 100
Admin, Support, Waste Mgt,
Remediation 7,784 75% 5,840 6,420 7,230 7,670 8,140 8,640 Health Care and Social
Assistance 25,827 30% 7,750 8,350 9,180 9,620 10,090 10,580 Other Services 4,680 10% 470 520 580 620 660 700
Total 46,572 46% 21,590 23,450 26,020 27,450 28,920 30,480 2030 2035 2040 2045
Demand
Net New Office Serving Jobs 2,570 1,430 1,470 1,560
Office Space Demand (Jobs per Square Foot) 335 310 285 260 Total New Office Space (per 5 year increment) 860,950 443,300 418,950 405,600 Average Per Year 172,190 88,660 83,790 81,120
Total New Office Space (Cumulative) 860,950 1,304,250 1,723,200 2,128,800 Cumulative Project Area Capture (SF Rounded)
Low (13.0%) 111,900 169,600 224,000 276,700
Mid (16.5%) 142,100 215,200 284,300 351,300
High (20%) 172,200 260,900 344,600 425,800
Cumulative Project Area Capture (Acres at 0.3 FAR)
Low (13.0%) 9 13 17 21
Mid (16.5%) 11 16 22 27
High (20%) 13 20 26 33
PFAID: 11-722.01 Page 25

Demand
Industrial Demand
Similar to the office demand estimate, industrial jobs
growth estimates were estimated using the EDD’s
projections. The forecasted growth, by industry, was
applied to jobs that typically demand industrial space in the market areas. Given that a diverse set of industries require industrial space the demand for all other private industries is included with traditional industrial serving industries. In total, it is estimated that there will be over 260,000 new industrial jobs between 2025 and 2045
(Figure 25) in the Inland Empire.

Based on the existing ratio of industrial space to
industrial jobs, it is estimated that each new office job will require 1,500 square feet of gross leasable space.

In the future, we expect that the demand of industrial
space will decrease as a result of technological
advancements and automation. In total, we project
demand for approximately 371.0 million square feet of
office space in the Coachella Valley over the 20-year
time period (Figure 26).

The City’s fare share of industrial serving jobs is
approximaltey 0.7 percent of the region. The low
capture estimate is benchmarked against a slightly
lower ratio of 0.5 percent. The mid- and high-capture
scenarios increase potential capture by 0.5 percent per scenario to provide a range of planning scenarios. In
total, there is an estimated 1.8 million to 5.6 million in industrial space that could be planned for in the Project Area.

23. Industrial Employment Growth in Inland Empire (2025 - 2045) Source: Pro Forma Advisors

24. Industrial Space Demand in City of Indio (2025 - 2045) Source: Pro Forma Advisors Employment Segment
Total
Jobs
(2021)
Percent
Using
Office
Space
(Est.)
2021 2025 2030 2035 2040 2045
Utilities 8,934 95% 8,490 8,420 8,340 8,250 8,170 8,090 Construction 120,815 25% 30,200 32,310 35,150 38,240 41,610 45,270 Manufacturing 94,209 95% 89,500 93,130 97,880 102,880 108,120 113,640 Wholesale Trade 68,020 90% 61,220 65,750 71,880 78,590 85,920 93,930 RetailTrade 166,175 25% 41,540 44,270 47,920 51,880 56,170 60,810 Transportation and Warehousing 188,331 95% 178,910 201,370 233,440 270,620 313,730 363,700 All Other Private Industries 878,836 5% 43,940 47,360 52,020 57,130 62,750 68,920 Total 1,525,320 30% 453,800 492,610 546,630 607,590 676,470 754,360 2030 2035 2040 2045
Demand
Net New Industrial Serving Jobs 54,020 60,960 68,880 77,890 Industrial Space Demand (Jobs per Square Foot) 1,500 1,450 1,400 1,350 Total New Industrial Space (per 5 year increment) 81,030,000 88,392,000 96,432,000 105,151,500 Average Per Year 16,206,000 17,678,400 19,286,400 21,030,300 Total New Industrial Space (Cumulative) 81,030,000 169,422,000 265,854,000 371,005,500 Cumulative Project Area Capture (Rounded)
Low (0.5%) 405,200 847,100 1,329,300 1,855,000
Mid (1.0%) 810,300 1,694,200 2,658,500 3,710,100
High (1.5%) 1,215,500 2,541,300 3,987,800 5,565,100
Cumulative Project Area Capture (Acres at 0.2 FAR)
Low (0.5%) 47 97 153 213
Mid (1.0%) 93 194 305 426
High (1.5%) 140 292 458 639
PFAID: 11-722.01 Page 26

Economic Development Strategy

Economic Development
Cluster Analysis
Location Quotient Analysis
In contrast to general levels of employment at the
regional level, future development at the Project Area
will rely on local employment dynamics. Over 21
percent of the jobs located in the Coachella Valley are in the Health Care and Social Assistance sector. On a
numeric basis, the sector has also shown the most
growth between 2011 and 2021.

The location quotient (LQ) is a tool that measures the
concentration of different industries relative to a larger level of geography. In most cases, the location quotient would compare a county to a state or state to the US.

However, it is useful to get a proxy for relative
employment concentration among the Coachella
Valley’s industries to estimate the relative strength or weakness in an industry relative to the Inland Empire.

Typically any industry that has a LQ between 75 and
125 suggests that the employment level is sufficient to meet existing demand. Any LQ higher or lower provides
guidance on identifying industries that have relative
strength or weakness compared to the Inland Empire
benchmark. In this instance, the Health Care and Social Assistance industry would be seen as a core industry
that is attracting business from outside the region, while other industries such as Transportation and
Warehousing are not being provided at a sufficient level to meet local demand compared to the Inland Empire
benchmark.

25. Coachella Valley Jobs by Industry Source: US Census NAICS Industry Sector 2011 2021 ∆ # ∆ %
% of
Total
(2021)
LQ
(2021)
Agriculture, Forestry, Fishing and Hunting 3,414 2,577 -837 -24.5% 2.1% 155 Mining, Quarrying, and Oil and Gas Extraction 14 21 7 0.0% 0.0% 29 Utilities 1,247 951 -296 -23.7% 0.8% 143
Construction 4,153 8,242 4,089 98.5% 6.8% 65
Manufacturing 1,948 2,743 795 40.8% 2.3% 39
Wholesale Trade 1,945 1,960 15 0.8% 1.6% 47
Retail Trade 18,839 15,681 -3,158 -16.8% 13.0% 117
Transportation and Warehousing 1,626 1,801 175 10.8% 1.5% 16 Information 2,055 696 -1,359 -66.1% 0.6% 90
Finance and Insurance 2,515 1,820 -695 -27.6% 1.5% 104
Real Estate and Rental and Leasing 2,411 2,241 -170 -7.1% 1.9% 140 Professional, Scientific, and Technical Services 3,261 3,434 173 5.3% 2.9% 88 Management of Companies and Enterprises 370 90 -280 -75.7% 0.1% 14 Administration & Support, Waste Management and
Remediation
6,970 7,784 814 11.7% 6.5% 94
Educational Services 8,118 8,109 -9 -0.1% 6.7% 75
Health Care and Social Assistance 16,001 25,827 9,826 61.4% 21.5% 140 Arts, Entertainment, and Recreation 9,164 7,853 -1,311 -14.3% 6.5% 378 Accommodation and Food Services 26,758 21,337 -5,421 -20.3% 17.7% 169 Other Services (excluding Public Administration) 6,625 4,680 -1,945 -29.4% 3.9% 149 Public Administration 2,487 2,486 -1 -0.0% 2.1% 45
Total 119,921 120,333 412 0.3% 100% 100
PFAID: 11-722.01 Page 28

Economic Development
Quadrant Analysis
To better understand the future composition of jobs in
the Coachella Valley, Pro Forma examined the nearterm employment projections published by the California Labor Market Division. The projections
estimate employment growth by industry in the Inland
Empire from 2020 to 2030.

The data were taken and analyzed adding a couple
additional layers of information. First, Pro Forma
separated those industries that are projected to grow at a rate faster or slower than the forecast. Second, the
2024 average income levels of the respective industries were analyzed and separated based on whether the
average annual income level was above or below the
MSA average.

Based on this process, the following quadrant analysis
was established to examine each industry based on
four sets of criteria. As presented in Figure 7, Quadrant 1 represents those industries that are projected to grow at a rate faster than the County and also have wage
levels above the county average. Quadrant 2 represents
lower paid jobs with high growth. Quadrant 3
represents high wage industries with slow growth rates
and Quadrant 4, which represents low wage and slow
growth industries.

An illustrative look by industry is presented on the
following page. Both Farm and Utilities industries are
projected to lose jobs and thus not shown in the
quadrant analysis.

26. Quadrant Analysis for Riverside San Bernardino Ontario MSA Source: CA EDD PFAID: 11-722.01 Page 29
Quadrant 3
Higher Wage & Slower Growth or
Decline
Quadrant 4
Lower Wage & Slower Growth or
Decline
Quadrant 2
Lower Wage & Faster Growth
Quadrant 1
Higher Wage & Faster Growth

Economic Development

27. Quadrant 3 - High Wage & Slower Growth or Decline

28. Quadrant 4 - Lower Wage & Slow Growth or Decline

29. Quadrant 1 - Higher Wage & Faster Growth

30. Quadrant 2 - Lower Wage & Faster Growth
PFAID: 11-722.01 Page 30
Construction
Management of Companies
Manufacturing
Wholesale Trade
Finance and
Insurance
Retail
Trade
Health Care and
Social Assistance
Transportation and
Warehousing
Real Estate and
Leasing
Information
Professional,
Scientific, and
Technical Services
Arts,
Entertainment,
and Recreation
Administration and
Support Services Educational Services
Other Services
Accommodations and
Food Services

Economic Development
Alignment with Industry Cluster
It is important for the City to be an active partner in the state and regional economy.

Most of the identified high value industries have a strong tie to the regional traded clusters, which may not be largely represented in the Coachella Valley. Due to limited venture capital and available space in the Coachella Valley, companies engaged in these companies may not choose to locate in the Coachella Valley region. A continued strategic alignment with the regional economic development groups will help facilitate new tenants to locate within the City and larger Coachella Valley region. Strengthening existing relationships with the California Office of Business and Economic Development and Coachella Valley Economic Partnership, Riverside County Economic Development Department, etc. are important to establish the City’s desire to attract the industries of regional importance. It will also be important to join appropriate trade groups and establish ties to industry organizations.

Indio Opportunity Zone
Opportunity Zones incentivize investment and economic development in communities by providing federal tax benefits to investors for qualified uses. The incentive enables a temporary deferral on capital gains for qualified investments until December 31, 2026. Originated in 2017, the City has used its Opportunity Zone to encourage investors and developers to utilize the financial incentives to develop or improve the existing industrial and manufacturing developments. It is estimated that Indio’s Opportunity Zone area includes approximately 80 percent of the City’s industrial area.

While the tax incentive itself does not expire in 2026, investors in Opportunity Funds that hold investments for at least 10 years will still be able to take advantage of the favorable tax treatment of gains related to the investments into Opportunity Funds (established with the IRS), even if realized after the Opportunity Zone’s planned expiration.

Utilities
The Imperial Irrigation District (IID) is a community-owned utility that provides irrigation water and electricity to the City and the lower southeast portion of California's desert. IID’s commercial electricity rates remain among the lowest in Southern California, which are estimated to cost 30 percent less in Indio than neighboring cities and counties.

Designed to offer maximum competitiveness, the Large General Service Rate, which targets customers who use 100 kilowatts or more, rivals those of other Southern California utilities in a price per kilowatt-hour comparison. IID’s Economic Development Rate provides an added incentive to energy intensive businesses with a minimum of 250 kW of new electrical load, with a 55 percent load factor or higher.

Applied to the applicable commercial rate, the ED Rate offers a five-year declining rate reduction for businesses relocating to IID’s service area.

However, it should be noted that California's commercial electricity rates are the second highest in the nation (Hawaii being the highest). Generally, the factors that contribute to the state’s high electricity rates include: Fuel and energy costs, demand, Infrastructure investments, regulatory issues, and environmental mandates.

PFAID: 11-722.01 Page 31

Economic Development
Interviews
Overview
Pro Forma sent out an email (please see Appendix) to set up a series of interviews with identified stakeholders. The interviews were conducted over approximately 30- minute time blocks to ascertain insights on development potential for the Project.

The insights were used to calibrate the commercial demand for the Project.

Findings
A number of insights were gained through the interviews. These include:

Importance of Power
Numerous times the issue that power may not be able to be delivered to the Project was discussed.

The concerns were largely around the cost (over $20 million per substation), timing of development, and impact on development financial feasibility.

A number of individuals also noted that while the City is at the forefront of energy development in the Coachella Valley, there are some perceived issues with the IID.

The question of viable power is critical to future development potential.

Challenges for Industrial Development
The larger Inland Empire market has significant advantages with freeway and rail access to attract some large scale industrial users.

We heard that there is a a growing anti-warehouse or industrial development in areas of the Coachella Valley.

Furthermore, while not applicable for the Project, in other areas in the region AB 98 is being used to discourage larger warehouse development.

Not unique to the City, but the economics of speculative industrial development (construction and land costs, regulation, etc.) has not been positive since the Great Recession. Most development is “built-to-suit” an owner/user, which constricts the market from adding new leasable space.

Advantages for Industrial Development
Industrial development, while a small share of the larger Inland Empire market, has grown significantly. There has been a significant increase in the percentage of national businesses locating in the Coachella Valley.

Historically the area had only been able to attract local, service driven users.

The City could benefit from having land dedicated to industrial development, particularly as population growth continues to move east through the Coachella Valley.

PFAID: 11-722.01 Page 32

Economic Development
Potential End Users
A number of interviews spoke of the importance to provide space for existing businesses grow in the Coachella Valley. The Coachella Valley Economic Partnership (CVEP) has been managing The Palm Springs Innovation Hub (iHub), which is a business incubator for entrepreneurs. It focuses on early-stage businesses in the fields of renewable energy, health and medicine, and digital technology. Business that “graduate” from incubators need space for their business. Currently the City’s industrial vacancy is less than one percent and there is minimal flexindustrial space that consists of highly divisible space that is attractive to smaller users (under 25,000 square feet).

A number of existing businesses in the Coachella Valley are running into issues with housing growing closer to industrial land. The Project could be a more “remote” and be an attractive location for those users.

There is thought that warehouse with divisible space for a variety of end users is seen as an opportunity for development in the Coachella Valley.

Future land at the Project Site could act as a “release valve” for the larger Coachella Valley that has little room to grow along existing freeway corridor.

Future Value of the Employment Corridor
Many individuals expressed concerns regarding near-term development potential for the Project. However, they also believe that the City would have a future advantage by having land available for industrial, light industrial, and/or business park development.

Creating a large-scale master plan for the Project, envisioned as a large scale business park with flexible zoning, would further enhance development opportunities.

Location
Given the Project Site’s location as one of the “last stops” to the larger Phoenix market (~3.5 hour drive time), it could be attractive to users serving that market.

The Project Site can also service Mexicali, which serves an important center for maquiladora (assembly plant) production in the automotive, aerospace, telecommunications, and health items.

While the environmental constrains analysis is not complete, all indications suggest that the most developable land will be approximately 3 miles from the Dillon Road exit, which may not be optimal for some potential users.

Other
There was no indication that other non-commercial uses should be considered for the Project. While it was acknowledged by a number of stakeholders that there is a need for workforce housing, other locations in the City as well as larger Coachella Valley should be targeted.

The evolution of Downtown Indio and the City as a whole should be considered an asset to future development opportunities. As the City continues to be a more desirable place to live, owners and operators will be attacked to relocate within the region for lifestyle reasons. Business owners typically want to be located in places close to where they reside as well they can attract workers. The City (and larger Coachella Valley) has significant advantages to attract businesses within the region due to lifestyle advantages.

PFAID: 11-722.01 Page 33

Land Use Strategy

Strategy
Land Use Strategy
Summary
The Project Site’s location within the Coachella Valley suggests that a mixed-use business park could be targeted in the long-term. The strongest near- and midterm demand appears to be from industrial development (inclusive of a combination of warehouse, light industrial, and flex-industrial space).

Since the Project Area has more land than is necessary to satisfy the near- to midterm market, a first phase of development could be positioned to attract potential large scale users. Once these larger warehouses are developed, then a business park could complement the anchor users with smaller flex-industrial space. After a successful first- and second-phase of development occurs with a mix of warehouse, light industrial, and flex-industrial space the balance of the land will become more desirable, even in a competitive supply market, and absorption and values should increase.

Once a critical mass of employment is achieved, retail commercial uses in support of the business park can be introduced. Although these retail uses are longer-term, the location and design parameters of these uses should be designated in a master plan. Based on other comparable developments in the region, it is also important to reserve some of the land for open space or passive recreational uses. This will help create a “campus” environment and make the Project more desirable.

Given advancements in robotics, changes in retail demand, etc., future development might require different building typologies. While we anticipate that the development will be similar to many of the newly constructed business parks in the region, which typically have a mix of light-industrial/flex space, the ability to attract users through flexible entitlements could be a competitive advantage for the Project Site.

Demand Target
Given The Oasis at Indio project, which when completed will have 1.8 million of industrial space, we recommend planning for mid-level capture of industrial space (essentially the high level, less The Oasis at Indio project) and high-level capture of office space. Assuming this level of potential build out there could also be demand for 40,000 to 60,000 retail space that would service the development. Given discussions with stakeholders, the Project Site should be viewed as a strategic asset for future employment serving development in the City.

The following outlines the general development strategy, which is not based on actual constraints within the larger Project Site. This allocation can be amended to fit a smaller development area with limited constraints. Pro Forma Advisors does not believe that there is sufficient market demand for a larger allocation within the 20- year planning horizon. However, if there is surplus land available then it would be prudent to plan for additional development (flexible mix of light industrial and office to respond to future market conditions) even if it s not likely to be realized.

In total the analysis targets planning for the development of 600 acres of land.

31. Proposed Development Program Source: Pro Forma Advisors Note: Infrastructure calculated based on 15% of commercial acreage.

Commercial
Square Feet
Acres
(Rounded)
Percent of
Total Area
(%)
Light Industrial 3,710,000 430 72%
Office 426,000 35 6%
Retail 60,000 5 1%
Open Space 60 10%
Infrastructure (Roads, etc.) 70 12%
Total 4,196,000 600 100%
PFAID: 11-722.01 Page 35

Strategy
Analysis by Land Use
Industrial Space
The vacancy rate for industrial space in the City is reportedly under 1 percent.

Recent industrial trends have focused on the delivery of large warehouse projects both in the Coachella Valley and nationally. However, industrial properties under 100,000 square feet was 3.9 percent in the fourth quarter, far below the 6.7 percent overall vacancy rate, according to Cushman & Wakefield. That was also less than half the 10.1 percent vacancy rate for buildings of more than 100,000 square feet.

If companies are now looking for smaller amounts of space, it is often hard to find in the market.

Over the last five years the trend of building large buildings of more than 100,000 square feet to accommodate growing e-commerce operations has made smaller warehouses less desirable to build. It was reported about 8 percent of the new warehouses built last year were less than 100,000 square feet. While the economies of scale and project economics can help developer maximize their return, industry experts say some companies out looking for space are searching for smaller buildings in part to help keep costs down.

One potential strategy is to promote industrial development that can adapt to market demand. As such, while the large scale users might occupy large portions of the Project, additional consideration should be given to plan for a number of smaller sized industrial developments that might be able to be absorbed faster in the nearterm. This might also allow for the retention or expansion of users with the Coachella Valley that do not want to relocate out of the market but have outgrown their existing space.

Office Space
Depending on the reliability of long-term employment forecasts, there appears to be sufficient demand for commercial office or flex-industrial office space within a business park setting. For planning purposes, we have estimated a range of marketable commercial space around 425,000 square feet. Long-term, the experience of other business parks of this type in higher-income suburban markets is that land and space values increase over time. Often, the first generation of development and its surface parking redevelops into higher density commercial uses, perhaps supported by structured parking. While this evolution may take 20 years or more, entitlements should anticipate and plan for such potential. The goal would be to position the Project to evolve into an employment cluster with sufficient flexibility in given entitlements to accommodate more dense office development.

The ratio between proposed office and industrial space is eight percent. This roughly aligns with trends in the larger Inland Empire market where office space represents 10 percent of industrial development. However, the Coachella Valley market is different. The office space in the Coachella Valley is 47 percent of industrial development. It could be prudent plan for more demand that would allow higher FAR office development to more closely align with larger trends in the Coachella Valley.

Retail Space
Business park development increasing includes a limited amount of retail that primarily services the employees. This may include quick service and fast food restaurants as well as a variety of personal service (e.g., day care, banking, barbers, dry cleaning, etc.) retailers. Saving a small portion of the Project for retail uses oriented towards the employees is suggested to better create an employment node.

This space would likely be developed after the first or second phase of major industrial and office space development.

Open Space
Recent development have increasing included open space as an amenity for master planned developments. The inclusion of open space helps with the placemaking to create a “campus” environment, which is appealing to many businesses and employees. Depending on the developable space, strong consideration should given for the inclusion of 10 to 15 percent of the land to open space, trails, etc.

PFAID: 11-722.01 Page 36

Appendix D
Interested Parties Outreach Presentation

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1364 of 1774 1 City of Indio East Indio Employment Corridor Phase 1

CITY OF INDIO
East Indio Employment Corridor
Phase 1
INTERESTED PARTIES' MEETINGS –COORDINATION MEETING #1

2 City of Indio East Indio Employment Corridor Phase 1
Agenda
I. Introductions
II. Brief Project Overview
III. Questions
IV. Next Steps

3 City of Indio East Indio Employment Corridor Phase 1
Introductions

4 City of Indio East Indio Employment Corridor Phase 1
Project Overview

5 City of Indio East Indio Employment Corridor Phase 1
Background
▪ Potential annexed land is part of City’s existing sphere of influence “Eastern Sphere Annexation Area”
▪ Approximately 3, 320 acres of unincorporated County of Riverside land; requires LAFCO application.
▪ Largely passive open space with limited existing commercial development and resource extraction
▪ Bureau of Land Management Lands, Desert Tortoise and Linkage Conservation Area, Special Flood Hazard Area, Fault Activity. ▪ Some of the area is covered by the Coachella Valley Multiple Species Habitat Conservation Plan.

6 City of Indio East Indio Employment Corridor Phase 1
Project Overview
▪ Project goals: ⎯ Understand constraints within the Project Area and the extent to which the area is feasible for development.
⎯ Identify potential land uses through a market analysis, environmental constraints analyses, consultation, and a series of planning activities.
⎯ Present findings to Indio City Council to receive feedback on whether the City wants to move forward with annexation process. ▪ The City’s long-term vision for the Project Area is to expand industrial development opportunities in Indio to support job creation, enhance services, and promote investment
within the city.

7 City of Indio East Indio Employment Corridor Phase 1
Project Overview ▪ Desktop Opportunities and
Constraints Analysis ⎯ Land Use and Community Profiles ⎯ Biological Resources ⎯ Natural and Cultural Resources ⎯ Public Services and Utilities ⎯ Circulation and Traffic ⎯ Geotechnical Deliverable: Compiled Opportunities and Constraints
Analysis Report and Layered Maps

8 City of Indio East Indio Employment Corridor Phase 1
Process & Key Outreach Milestones
Oct-Dec 2024
Service/Utility
Provider Mtgs #1
April/May 2025
Service/Utility
Provider Mtgs #2
Nov/Dec 2024
LAFCO Mtg #1
& Tribal
Outreach
Jan 2025
Technical Working
Group Mtg #1
Kick-Off, Data
Gathering &
Outreach Plan
Desktop Opps & Constraints and
Market and Economic
Development Strategy
Conceptual Scenarios
Feb 2025
March 2025
Technical Working
Group Mtg #2
March 2025
Broad Community
Mtg #1 & Survey
July 2024
Kick-0ff + PC/CC Study
Session #1
+ PC/CC Study
Session #2

9 City of Indio East Indio Employment Corridor Phase 1
Questions

10 City of Indio East Indio Employment Corridor Phase 1 Questions for Riverside LAFCO

1. Discuss opportunity for contiguous boundary with Citrus Ranch Specific Plan given LAFCO Goal 1, Objective 1.1.1 (see below); Discuss ways to demonstrate that urban development will occur within the next 10 years within proposal. ⎯ Goal No. 1: facilitate efficient urban form; Objective 1.1.1: annexation proposal must demonstrate that urban development will occur within the next 10 years over substantial portions of the project area and will be contiguous with existing or proposed development.

2. Discuss how to define comparable developments relative to LAFCO Goal 1, Objective 1.1.2 (see below) (e.g., land use, location, size, etc.) ⎯ Goal No. 1: facilitate efficient urban form; Objective 1.1.2: annexation applications must demonstrate that services will be provided in a timely manner at a cost similar to comparable developments.

3. Discuss definition of agricultural preserve for the purposes of LAFCO Goal 1, Objective 1.2.2 as the Project Area includes agricultural land as defined by the Riverside County Assessor data (see map) ⎯ Goal No. 1: facilitate efficient urban form; Objective 1.2.2: LAFCO will deny annexation of agricultural lands in an agricultural preserve unless a notice of non-renewal or cancellation has been filed in the affected property proposed for annexation, or, the jurisdiction's General Plan allows for continued operation of agricultural uses and provides guidelines for development of agricultural land at the time the preserve of terminated or development is proposed.

11 City of Indio East Indio Employment Corridor Phase 1 Questions for Riverside LAFCO

4. Discuss precedence for annexation portion of the Project Area that is within a defined conservation area. ⎯ Goal No. 1: facilitate efficient urban form; Objective 1.3.1: Preservation of open space is a valid reason for annexing undevelopable land.

12 City of Indio East Indio Employment Corridor Phase 1 Questions for Coachella Valley Water District

1. CVWD owns roughly 158 acres in the Project Area. Can CVWD share the intended use for this area?

2. Is CVWD anticipated to supply water to the KPC Specific Plan (City of Coachella)? Is there willingness to service additional projects north of Coachella?

3. What isthe approved capacity (MGD), current average daily flow, and peak flow of Water Reclamation Plant (WRP) 4 and WRP 7?

4. What are your current expansion plans for WRPs 4 and 7?

5. Do you anticipate WRPs 4 and 7 would have capacity for additional sewer flows to accommodate development in the Project Area? Ifso, to what extent?

6. Does CVWD have hydrology modeling data for the Project Area that can be shared with Dudek?

7. Are there any other constraints to providing sewerservice to the Project Area that we should know of?

14 City of Indio East Indio Employment Corridor Phase 1 CVWD Facilities

15 City of Indio East Indio Employment Corridor Phase 1 Questions for Coachella Valley Association of Governments Coachella Valley Conservation Commission

1. If future development overlaps to an extent with the conservation areas, in addition to land use adjacency guidelines, which provisions from the CVMSHCP would apply?

2. Can the CVCC provide an overview of the high-level rough step analysis that would be needed for conservation areas within Project Area?

3. Does the CVCC have near-term or long-term plans to acquire lands within the East Indio Hills Conservation Area for conservation purposes?

4. Any other considerations for the team to keep in mind relative to the Project Area?

17 City of Indio East Indio Employment Corridor Phase 1 Coachella Valley MSHCP
Conservation Areas

18 City of Indio East Indio Employment Corridor Phase 1 Coachella Valley MSHCP
Modeled Habitats

19 City of Indio East Indio Employment Corridor Phase 1

20 City of Indio East Indio Employment Corridor Phase 1 Wildlife Corridors and Habitat
Linkages

21 City of Indio East Indio Employment Corridor Phase 1 Questions for Fire Department
• Does the Fire Department have a service district map that can be shared with Dudek?
• How does Riverside County Fire Department determine if another station is required?
• Are strategies from the Riverside County Fire Department Fire Strategic Plan from 2009 the latest determination?
• Are there any future plans (near, medium, or long-term) to build a new substation that may help to serve Eastern Indio?
• Any other considerations for the team to keep in mind relative to the Project Area?

23 City of Indio East Indio Employment Corridor Phase 1 Public Services

24 City of Indio East Indio Employment Corridor Phase 1 Questions for Imperial Irrigation District

1. Does IID have any future initiatives focused on Eastern Indio in terms of power transmission/distribution infrastructure? a. What is IID’s process for determining where/when to construct new substations or transmission/distribution infrastructure?

2. Are there plans to upgrade the existing substation located at Fargo Canyon Rd. and Dillon Rd.? a. Would this substation, if upgraded, suffice to serve the Project Area? How would we determine if another substation is needed?

3. If development is planned and expected to occur in the Project Area, what type of infrastructure would be needed? a. Would the type of infrastructure needed depend on the type and scale of development?

4. If the Project Area is annexed into the City of Indio, would those lands become part of the boundary associated with the JPA? a. If so, would new infrastructure be funded by fees imposed by the Indio Electric Financing Authority on IID rate payers, and maintained by IID, which is the same as other new infrastructure within the city?

5. If given more detailed project information (potential square footage, employees, etc.), could IID provide estimates of power requirements and capital costs of a development project?

6. Anything else you would like the team to keep in mind for this project?

26 City of Indio East Indio Employment Corridor Phase 1 Power and Gas Facilities

27 City of Indio East Indio Employment Corridor Phase 1 Existing Substation

28 City of Indio East Indio Employment Corridor Phase 1 Questions for Indio Water Authority

1. CVWD owns roughly 158 acres in the Project Area. Can CVWD share the intended use for this area?

2. Is CVWD anticipated to supply water to the KPC Specific Plan (City of Coachella)? Is there willingness to service additional projects north of Coachella?

3. What isthe approved capacity (MGD), current average daily flow, and peak flow of Water Reclamation Plant (WRP) 4 and WRP 7?

4. What are your current expansion plans for WRPs 4 and 7?

5. Do you anticipate WRPs 4 and 7 would have capacity for additional sewer flows to accommodate development in the Project Area? Ifso, to what extent?

6. Does CVWD have hydrology modeling data for the Project Area that can be shared with Dudek?

7. Are there any other constraints to providing sewerservice to the Project Area that we should know of?

30 City of Indio East Indio Employment Corridor Phase 1 CVWD Facilities

31 City of Indio East Indio Employment Corridor Phase 1 Questions for Valley Sanitary District
▪ Is the East Indio area, including the Project Area on VSD’s radar for future service provisions?
▪ If not, would VSD be open to including the East Indio area, including the Project Area in their future service area? (Discuss how the Project could tie into VSD’s system) ▪ What is the status of VSD’s capacity expansion plans for their wastewater treatment plant (WWTP)?
▪ To what extent can VSD’s WWTP accommodate anticipated population growth through available capacity/ capacity after the planned expansion is complete? ▪ When does VSD anticipate knowing its future capacity increases as part of the Treatment Plant Master Plan?
▪ Any other considerations for the team to keep in mind relative to the Project Area?

32 City of Indio East Indio Employment Corridor Phase 1 VSD Service Area & System

34 City of Indio East Indio Employment Corridor Phase 1 Next Steps

35 City of Indio East Indio Employment Corridor Phase 1 Process & Key Outreach Milestones
Oct-Dec 2024
Service/Utility
Provider Mtgs #1
April/May 2025
Service/Utility
Provider Mtgs #2
Nov/Dec 2024
LAFCO Mtg #1
& Tribal
Outreach
Jan 2025
Technical Working
Group Mtg #1
Kick-Off, Data
Gathering &
Outreach Plan
Desktop Opps & Constraints and
Market and Economic
Development Strategy
Conceptual Scenarios
Feb 2025
March 2025
Technical Working
Group Mtg #2
March 2025
Broad Community
Mtg #1 & Survey
July 2024
Kick-0ff + PC/CC Study
Session #1
+ PC/CC Study
Session #2

Appendix E
May 7, 2025, City Council Meeting Presentation

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1394 of 1774 1 City of Indio East Indio Employment Corridor Phase 1

CITY OF INDIO
East Indio Employment Corridor
Annexation Study – Phase 1

C I T Y C O U N C I L P R E S E N T A T I O N
M A Y 7 , 2 0 2 5

2 City of Indio East Indio Employment Corridor Phase 1
Introductions
Rachel Struglia
Environmental Lead,
Dudek
Project Team
Rachel Lindt, AICP
Project Manager,
Dudek
2Page 496 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1396 of 1774 3 City of Indio East Indio Employment Corridor Phase 1
Purpose of Tonight’s Presentation

1. Share a summary of work to date and update City Council on findings

2. Receive feedback on:

1. Constraints or opportunities

2. Priorities for the project

3. Share next steps
3Page 497 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1397 of 1774 4 City of Indio East Indio Employment Corridor Phase 1
Agenda

1. Project Overview

2. Desktop Opportunities & Constraints Analysis

3. Market Demand & Economic Development Strategy

4. Priorities for Conceptual Planning Scenarios

5. Next Steps
4Page 498 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1398 of 1774 5 City of Indio East Indio Employment Corridor Phase 1
Project Overview
5Page 499 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1399 of 1774 6 City of Indio East Indio Employment Corridor Phase 1
Purpose and Need • On June 5, 2024, the City committed to exploring 3,300 acres in its Eastern Sphere of
Influence for employment-generating
development.

Key Statistics
6 Low Industrial Land
Only 1.6% industrial zoned
parcels citywide
Workforce Diversification, Development
% of industrial, commercial
flex jobs (11.5) in 2023
versus the County (15%)
% of service jobs
(30) in 2023
versus the County (20%)
Employee Outmigration
Almost 84% of Indio residents
are employed outside of the
city (2021)
Largely vacant,
open space

7 City of Indio East Indio Employment Corridor Phase 1
Project Overview
Two phases of work:
▪ Phase 1: Constraints, Opportunities, and
Conceptual Planning (Current phase)
▪ Phase 2: Local Agency Formation Commission
(LAFCO) Reorganization Request (if applicable)
7 Project Vision
Expand industrial development
opportunities in Indio to support job
creation and diversification, enhance
services, and promote investment
within the city.

Analyze
Constraints
Identify
Potential
Land Uses Present
Findings to
Council
Phase 1 objectives:

8 City of Indio East Indio Employment Corridor Phase 1
Phase 1 Process & Key Outreach Milestones
Oct 2024-Jan 2025
Service/Utility
Provider Mtgs #1
May 2025
Service/Utility
Provider Mtgs #2
Nov/Dec 2024
LAFCO Mtg &
Informal Tribal
Coordination
March 2025
Technical Advisory
Committee Mtg #1
Kick-Off, Data
Gathering &
Outreach Plan
Desktop Opps & Constraints and
Market and Economic
Development Strategy
Conceptual Scenarios
& Final Report
May 2025
May 2025
Technical Advisory
Committee Mtg #2
July 2024
Kick-0ff
Council
Presentation City Council
Meeting
8 July 2025
We are here!

9 City of Indio East Indio Employment Corridor Phase 1
Desktop Opportunities &
Constraints
9Page 503 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1403 of 1774 10 City of Indio East Indio Employment Corridor Phase 1 Technical Reports:
▪ Land Use and Community Profile
▪ Public Services and Utilities
▪ Biological Resources
▪ Paleontological Resources
▪ Geotechnical
▪ Transportation
▪ Cultural Resources
Robust interested party outreach:
▪ Indio Water Authority
▪ Riverside County Fire Department
▪ Valley Sanitary District
▪ Coachella Valley Water District
▪ Imperial Irrigation District
▪ Coachella Valley Conservation Commission
▪ Tribal governments
▪ Real estate/developer/economic development
interviews
▪ Technical Advisory Committee
Desktop Opportunities & Constraints Overview 10 Page 504 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1404 of 1774 11 City of Indio East Indio Employment Corridor Phase 1 Mapping Constraints/Opportunities
Establish non-geographic constraints/opportunities
Join all constraints and approximate levels of constraints/opportunities Map all constraints/opportunities by technical topic
Three Step Process
11 Page 505 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1405 of 1774 12 City of Indio East Indio Employment Corridor Phase 1 High opportunity (151 acres, 5%)
Low opportunity (340 acres, 10%)
Neutral (376 acres, 11%)
Low constraint (1,553 acres, 47%)
High constraint (900 acres, 27%)
Area between
40th Avenue and
Fargo Canyon
Road has the
lowest level of
constraint
(approx. 700
acres)
Summary of Key
Opportunities & Constraints
Constraint levels were approximated based on
qualitative review of findings from technical reports
and organized into the following five categories:
22Page 506 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1406 of 1774 13 City of Indio East Indio Employment Corridor Phase 1 Power
Construction of new electricity
infrastructure would require IID
assessment of substation need and
financing through IEFA, which is
currently prioritizing west Indio.

Water Service
Cost of constructing new water
distribution infrastructure to serve
Project Area s high due to its
distance from existing water
infrastructure.

High constraint Low constraint Neutral
Wastewater
Connecting to existing wastewater
treatment plant is infeasible due to
distance and topography
challenges. However, development
could construct package treatment
plant for wastewater needs on-site.

Gas
Constraints/opportunities related
to supplying gas to development
unknown. There is a gas
distribution line that traverses the
Project Area, but feasibility to
connecting new distribution
infrastructure unknown.

Summary of Key Opportunities & Constraints 23 Page 507 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1407 of 1774 14 City of Indio East Indio Employment Corridor Phase 1 Market Demand &
Economic Development
Strategy
24 Page 508 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1408 of 1774 15 City of Indio East Indio Employment Corridor Phase 1 Overview of Methodology
Preliminary Demand
Qualitative Input from Stakeholder Interviews
Capture Estimate
Incremental Demand by Employment Factor
Demand by Industry by Jobs (Office & Industrial)
Employment Projections (2024-2045)

16 City of Indio East Indio Employment Corridor Phase 1 Summary of Market Demand & Preliminary Program
Retail
5 Acres
Open Space
60 Acres
Infrastructure
70 Acres
Light
Industrial
430 Acres
Office
35 Acres
Key Findings:
• Site’s location within the Coachella Valley
suggests that a mixed-use business park
could be targeted in the long-term
• Demand based on long-term job
projections and historic capture of office
space over 20-year horizon:
• Office: 20-35 acres
• Light industrial: 215-640 acres
• Market demand for allocation of
approximately 600 acres of development
Preliminary Land Use Development Strategy
26 Page 510 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1410 of 1774 17 City of Indio East Indio Employment Corridor Phase 1 Priorities for Conceptual
Planning Scenarios
28 Page 511 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1411 of 1774 18 City of Indio East Indio Employment Corridor Phase 1 Conceptual Planning Scenarios – Themes/Priorities
Revenue generating Focus on job growth
Increase
industrial/manufacturing
presence
Diversify
employment/tax base
Compliance with
Coachella Valley Multiple
Species Habitat
Conservation Plan
Prioritize safety, habitat Minimize exposure to
environmental hazards
Use floodplains as parks,
trails, and other
recreation uses
What we heard from the City so far:

19 City of Indio East Indio Employment Corridor Phase 1 Next Steps
31 Page 513 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1413 of 1774 20 City of Indio East Indio Employment Corridor Phase 1 Phase 1 Process & Key Outreach Milestones
Oct 2024-Jan 2025
Service/Utility
Provider Mtgs #1
May 2025
Service/Utility
Provider Mtgs #2
Nov/Dec 2024
LAFCO Mtg &
Informal Tribal
Coordination
March 2025
Technical Advisory
Committee Mtg #1
Kick-Off, Data
Gathering &
Outreach Plan
Desktop Opps & Constraints and
Market and Economic
Development Strategy
Conceptual Scenarios
& Final Report
May 2025
May 2025
Technical Advisory
Committee Mtg #2
July 2024
Kick-0ff
Council
Presentation City Council
Meeting
32 July 2025
We are here!

21 City of Indio East Indio Employment Corridor Phase 1 Questions?
Project Manager
Rachel Lindt, AICP
Dudek
[email protected]
Key Dudek Team Members
Joshua Baehr, Planner
Laurie Grover, Senior Planner
Rachel Struglia, Environmental
Lead
Britney Shultz, Biologist
Sarah Greeley, Biologist
Jessica Colston, Archeologist
Sarah Siren, Paleontologist
Shawna Johnson, Paleontologist
33 Eric Schniewind, Geologist
Charles Greeley, PE
Elizabeth Caliva, PE

Appendix F
Technical Advisory Committee
Meeting Presentation

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1416 of 1774 1 City of Indio East Indio Employment Corridor Phase 1

CITY OF INDIO
East Indio Employment Corridor
Annexation Study – Phase 1

T E C H N I C A L A D V I S O R Y C O M M I T T E E M E E T I N G M A R C H 1 0TH , 2 0 2 5

2 City of Indio East Indio Employment Corridor Phase 1
Agenda

1. Introductions (5 minutes)

2. Presentation (35 minutes) • Project Overview • Opportunities and Constraints Methodology • Summary of Opportunities and Constraints

3. Discussion (50 minutes)
2Page 518 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1418 of 1774 3 City of Indio East Indio Employment Corridor Phase 1
Purpose of Today’s Meeting

1. Provide an update on work completed to date since the project kick-off in July 2024 and next steps for the project

2. Allow the Technical Advisory Committee (TAC) to review and provide feedback on key findings from the desktop opportunities and constraints analyses

3. Enable the TAC to provide direction for the next phase of the project— conceptual scenario planning
3Page 519 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1419 of 1774 4 City of Indio East Indio Employment Corridor Phase 1
Introductions
4Page 520 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1420 of 1774 5 City of Indio East Indio Employment Corridor Phase 1
Project Overview
5Page 521 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1421 of 1774 6 City of Indio East Indio Employment Corridor Phase 1
Project Overview
▪ Potential annexed land is part of City’s existing sphere of influence “Eastern Sphere Annexation Area”
▪ Approximately 3, 320 acres of unincorporated County
of Riverside land; requires LAFCO application.
▪ Project goals: ⎯ Understand constraints within the Project Area and the extent to which the area is feasible for development.
⎯ Identify potential land uses through a market analysis, environmental constraints analyses, consultation, and a series of planning activities.
⎯ Present findings to Indio City Council to receive feedback on whether the City wants to move forward with annexation
process.
▪ City’s long-term vision is to expand industrial
development opportunities in Indio to support job
creation, enhance services, and promote investment
within the city.
6Page 522 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1422 of 1774 7 City of Indio East Indio Employment Corridor Phase 1
Process & Key Outreach Milestones
Oct 2024-Jan 2025
Service/Utility
Provider Mtgs #1
May 2025
Service/Utility
Provider Mtgs #2
Nov/Dec 2024
LAFCO Mtg &
Informal Tribal
Coordination
March 2025
Technical Advisory
Committee Mtg #1
Kick-Off, Data
Gathering &
Outreach Plan
Desktop Opps & Constraints and
Market and Economic
Development Strategy
Conceptual Scenarios
March 2025
May 2025
Technical Advisory
Committee Mtg #2
July 2024
Kick-0ff + PC/CC Study
Session (TBD) City Council
Meeting
We are here!
7 June 2025

8 City of Indio East Indio Employment Corridor Phase 1
Opportunities and
Constraints
Methodology
8Page 524 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1424 of 1774 9 City of Indio East Indio Employment Corridor Phase 1
Introduction
▪ The following summarizes key findings from
Task 2 Desktop Opportunities and Constraints,
Task 3 Market Analysis and Economic
Development Strategy, and an interested party's
outreach process.
⎯ Findings are preliminary and not exhaustive,
intended to help inform the City of Indio on
constraints for development within the
Project Area.
▪ Next step: refine key findings and summary of
constraints and opportunities based on City
department and leadership feedback
Objectives:
▪ Illustrate key constraints for development in the
Project Area, both for the overall project and
specific locations within the boundary
▪ Communicate the level of constraints and risks
for development
▪ Identify potential opportunity areas for overall
project and specific locations within
the boundary
9Page 525 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1425 of 1774 10 City of Indio East Indio Employment Corridor Phase 1 Data/Information Sources
Desktop Opportunities and Constraints Task
▪ Land Use and Community Profile
▪ Public Services and Utilities Report
▪ Biological Resources Report
▪ Paleontological Resources Report
▪ Geotechnical Report
▪ Transportation Report
▪ Cultural Resources Report
Robust interested party outreach
▪ Indio Water Authority
▪ Riverside County Fire Department
▪ Valley Sanitary District
▪ Coachella Valley Water District
▪ Imperial Irrigation District
▪ Coachella Valley Conservation Commission
▪ Tribal governments
▪ Real estate/developer/economic development
community interviews
▪ Upcoming: SoCal Gas, County/Regional
economic development
10 Page 526 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1426 of 1774 11 City of Indio East Indio Employment Corridor Phase 1 Mapping Constraints/Opportunities
▪ Step 1 Map all constraints for each topic area based on review of technical reports and develop recommendations for development.
▪ Step 2 Based on maps produced from Step 1, join all constraints into a single map to approximate general levels of opportunity and constraint throughout the Project Area.* * Note: Assigned
constraint level is an
approximation only,
based on qualitative
review of findings from
technical reports.

Low constraint
Limitations or risks are present but can be mitigated through design solutions.

High constraint
Limitations, risks, and/or requirements are a significant barrier to development.

Neutral
Minimal constraints or opportunities are present but do not clearly impact development.

Low opportunity
Factors are present that could facilitate development by lowering costs or other barriers.

High opportunity
Factors are present that could facilitate development by significantly lowering costs or other barriers. 11 Page 527 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1427 of 1774 12 City of Indio East Indio Employment Corridor Phase 1 Mapping Constraints/Opportunities
▪ Step 3 Identify and describe non-geographic constraints. Plot them on a range of high-low-neutral constraint.

High constraint Low constraint Neutral
12 Page 528 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1428 of 1774 13 City of Indio East Indio Employment Corridor Phase 1 Summary of Opportunities
and Constraints
13 Page 529 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1429 of 1774 14 City of Indio East Indio Employment Corridor Phase 1 Land Use
Land Use Patterns
• Per Riverside County parcel data (2024), most land is vacant open space, creating opportunity for
development.
• Most common land use is agricultural, vineyard, and
citrus groves – avoidance recommended.
• Small amounts of quarry, heavy manufacturing and
retail – buffers recommended adjacent to active
mineral extraction activities
• Most parcels coded as agriculture and those coded as
quarry are not operating as such – consider as
opportunity area
• Parcels south of Landfill Road and those coded as date garden are active operations – avoidance
recommended.
• Project Area contains two main areas with significant mineral deposits of economic value; if development
were to occur in these zones, it would not capitalize
on these resources.
• Mineral extraction in central-eastern portion more
viable since it is not near sensitive uses.

Mineral Resource Zone 2a
14 Page 530 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1430 of 1774 15 City of Indio East Indio Employment Corridor Phase 1 Citrus Ranch Specific Plan (residential) is located directly west; creates opportunities for synergy as well as
considerations for land use compatibility with envisioned industrial uses.

Land Ownership and Developer Plans
Bureau of Land Management land located north of 38th
Ave designated as Section 368 Energy Corridor for energy production and transmission activities – avoidance
recommended
Bureau of Land Management
3 residential developments were planned but not yet
realized – opportunity for land acquisition.

Developer Plans
Land Development Patterns
Various small land ownership north of 40th
Ave. created fragmented ownership patterns
– potential land acquisition opportunity
Citrus Ranch Specific Plan
Coachella
Valley
Transfer
Station
The parcel owned by the agency is intended for
conservation purposes as an off-site mitigation measure – avoidance recommended
Coachella Valley Water District
Stonewater Solar Project
Project under development, expected to complete by early 2026– avoid
15 Page 531 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1431 of 1774 16 City of Indio East Indio Employment Corridor Phase 1 Utilities - Power
Electricity Transmission Lines
• Electricity transmission lines traverse the Project
Area – avoidance recommended
Existing temporary power substation in
Project Area – investigate if capacity
upgrades can be phased with development
Infrastructure Financing
• Indio Electric Financing Authority (IEFA) could
potentially fund/construct infrastructure;
however, an assessment is needed to determine
infrastructure needs and feasibility.
• IEFA priority is western Indio (next 1-2 years)
• Large anchor customer is impetus to siting new
infrastructure.
• Timeline for providing power could be 15-20
years or more.

Southern California Gas Pipelines
SoCal gas transmission and distribution lines
traverse Project Area. Distribution infrastructure is
needed.

Stonewater Solar Project
Solar farm project proposed, Stonewater to subsidize
infrastructure – investigate as potential opportunity
16 Page 532 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1432 of 1774 17 City of Indio East Indio Employment Corridor Phase 1 Water Service
Utilities – Water and Wastewater
• No current water distribution exists within the
Project Area. Project Area is within Indio Water
Authority (IWA)’s future service area.
• However, potential legal issues with pumping water
from IWA’s system into Project Area due to
settlement agreement between IWA and CVWD –
further investigation recommended
Wastewater Service
• Project Area has no public wastewater collection or
treatment services. Project Area is within CVWD
service area.
• Significant infrastructure would be needed to
connect CVWD system, which would be costly.
• Package treatment plant on-site is an alternative
option – further investigation recommended
Stormwater Dike
• Project Area is intersected by CVWD’s East Side Dike. • Potential flooding during 100-year storms northeast
of the dike, about 1000 feet beyond Landfill Road –
avoidance recommended
CVWD Stormwater Modeling
17 Page 533 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1433 of 1774 18 City of Indio East Indio Employment Corridor Phase 1 • No existing solid waste services • No identifiable internet infrastructure present in Project Area – feasibility assessment for extending
fiber optic cables recommended
• Project Area has no proximal fire or police
stations.
• Additional fire and police stations would be
needed to serve development – coordination
with County Fire Department recommended
Public Services
Fire and Police
Solid Waste and Internet Infrastructure
Coachella
Valley
Transfer
Station
18 Page 534 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1434 of 1774 19 City of Indio East Indio Employment Corridor Phase 1 Transportation Infrastructure
• Sole access road to Project Area is Dillon Road, a
paved, two-lane road. – opportunity to widen to
4-lane road to serve development
Transportation Infrastructure
Coachella
Valley
Transfer
Station
Union Pacific Railroad and proposed
Coachella Valley San Gorgonio Pass
Corridor Rail Corridor Service Project
• Fargo Canyon Road and Landfill Road are paved,
two-lane roads that connect to Dillion Road –
opportunity to upgrade to serve development
19 Page 535 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1435 of 1774 20 City of Indio East Indio Employment Corridor Phase 1 Earthquake and Flood Zones
out specific depths
and other flood
hazard data
• Fault lines and the Alquist-Priolo Earthquake
Fault Zone (APZ) intersect the Project Area –
avoidance recommended
• Development would require site-specific fault
investigation and report to ensure appropriate
setbacks, adding cost and time to develop.

Fault Traces
Alquist Priolo Zone
Northern portion of Project Area is in a 1% flood
hazard zone designated by DWR using approximate
measures only (not a FEMA flood hazard area) –
Assessment of flooding risk and implementation of
mitigation measures recommended
Special Flood Hazard Areas
20 Page 536 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1436 of 1774 21 City of Indio East Indio Employment Corridor Phase 1 Conservation Area Requirements
Bureau of Land Management (BLM) lands are not
subject to Coachella Valley Multiple Habitat Species
Plan (CVMHSP) but consultation with U.S Fish and
Wildlife and BLM may be required, per call with CVCC
– avoidance recommended
Conservation Areas
Bureau of Land Management Lands
Mitigation Fee
Local Development Mitigation Fee
required for development outside of
conservation areas
• Surveys for protected plant and animal
species required prior to construction
• e.g., native plant, burrowing owl,
nesting bird, bat
• Consultation with CDFW and a
relocation and mitigation plan required
if American badger or Desert Kit
present
Protected Species
Mitigation measures for Nelson’s bighorn sheep and
potential buffer in northwest portion.

Bighorn Sheep
Required measures to relocate desert tortoises if located on site.

Desert Tortoise
• Desert Tortoise and Linkage Conservation Area and
East Indio Hills Conservation Area overlap the Project
Area; only minimal development is allowed –
avoidance recommended
• Rough step analysis and joint project review process
with Coachella Valley Conservation Commission
required if development proposed
21 Page 537 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1437 of 1774 22 City of Indio East Indio Employment Corridor Phase 1 State or Federal Protected Waters
• Various streams and rivers identified in the
National Wetland Inventory (NWI) and National
Hydrography Dataset (NHD) intersect the
Project Area – avoidance or buffers
recommended
Protected Waters
• High–quality aerial imagery indicated numerous
ephemeral drainages concentrated in the north
and west portions of the Project Area –
avoidance recommended
• Agency jurisdiction (US Army Corps of Engineers,
Regional Water Quality Control Board, or CDFW)
undetermined – additional hydrological studies
and formal jurisdictional delineation
recommended
Potential Aquatic Resources
22 Page 538 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1438 of 1774 23 City of Indio East Indio Employment Corridor Phase 1 No paleo resources found within the Project Area
and within a one-mile buffer of the boundary,
based on records search.

Paleontological Sensitivity
Southcentral portion of Project Area has a high
paleontological sensitivity with potential to produce
significant paleo resources during ground disturbing
activities resources – avoidance recommended
High Sensitivity
Potential additional paleo sensitivity in the
southeast portion of the Project Area – consider
further investigation before development occurs
Paleontological Sensitivity
If development occurs in this area –
Paleontological Resources Impact Mitigation
Program is required.

Area of Highest Paleontological Potential
Low Paleontological Sensitivity
Paleontological Resources 23Page 539 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1439 of 1774 24 City of Indio East Indio Employment Corridor Phase 1 High opportunity (151 acres, 5%)
Low opportunity (340 acres, 10%)
Neutral (376 acres, 11%)
Low constraint (1,553 acres, 47%)
High constraint (900 acres, 27%)
Area between 40th
Avenue and Fargo
Canyon Road has the
lowest level of
constraint (approx.
700 acres)
Summary of Key Opportunities
and Constraints
Constraint levels were approximated based on
qualitative review of findings from technical reports
and organized into the following five categories:
24Page 540 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1440 of 1774 25 City of Indio East Indio Employment Corridor Phase 1 Power
Construction of new electricity
infrastructure would require IID
assessment of substation need and
financing through IEFA, which is
currently prioritizing west Indio.

Water Service
Cost of constructing new
distribution infrastructure is high.

Additionally, settlement agreement
between IWA and CVWD is a
potential legal barrier to
distribution water supply within
Project Area.

High constraint Low constraint Neutral
Wastewater
Connecting to existing treatment
plant is infeasible due to distance
and topography challenges.

However, development could
construct package treatment plant
for wastewater needs on-site.

Gas
Constraints/opportunities related
to supplying gas to development
unknown. There is a gas
distribution line that traverses the
Project Area, but feasibility to
connecting new distribution
infrastructure unknown.

Cultural Resources
Sacred Lands File Search was
negative; potential sensitivity for
historic era mining claims, Native
American stone quarry sources, and
resources near water bodies and
mountains. Sensitivity mapping
generated from a record search is
forthcoming.

Summary of Key Opportunities and Constraints
25 Page 541 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1441 of 1774 26 City of Indio East Indio Employment Corridor Phase 1 Power
• Future development will
require power, and it is not
clear how it will be delivered
given its costs.

Site Location
• The Site’s location is
approximately 3 miles from
the I-10 Dillon Road exit,
which is not ideal for some
commercial development.

Opportunity Neutral Constraint
Regional Location
• Site is one of the “last stops”
to access the larger Phoenix
market and can also service
Mexicali/Maquiladora
market to the South.

Quality of Life
• The City has a significant
advantage to attract
businesses within the region
due to lifestyle advantages
compared to other areas
within the Inland Empire.

Strategic Asset
• The Project Site could act as a “release valve” for
demand in the Coachella Valley, which has little
room to grow particularly along the existing
freeway corridor.
• Creating a “campus” environment with open space
and limited retail are amenities to attract
businesses.
• The Project should be viewed under the lens of a
20-year plus planning horizon.

Summary of Real Estate/Development Stakeholder Insights 26 Page 542 of 650 AGENDA ITEM #11.1 East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1442 of 1774 27 City of Indio East Indio Employment Corridor Phase 1 Retail
5 Acres
Open Space
60 Acres
Infrastructure
70 Acres
Light
Industrial
430 Acres
(Mid Scenario)
Assumes the 1.8 million sf of the
planned industrial space is
developed at The Oasis at Indio
Summary of Market Demand and Preliminary Program
• Low: 277,000 sf / 20 acres
• Mid: 351,300 sf / 27 acres
• High: 425,800 sf / 35 acres
Office
• Low: 1,855,000 sf / 215 acres
• Mid: 3,710,000 / 430 acres
• High: 5,565,000 / 640 acres
Light Industrial
Office
35 Acres
(High Scenario)
Demand Based on Long Term Job Projections and
Historic Capture of Office and Industrial Space
(2025 – 2045)
Preliminary Land Use Summary = +/- 600 Acres
Retail is based on demand from future job growth;
infrastructure is based on typical development standards; and Open Space is based on creating “campus” environment 27 Page 543 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1443 of 1774 28 City of Indio East Indio Employment Corridor Phase 1 Discussion
28 Page 544 of 650 AGENDA ITEM #11.1
East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1444 of 1774 29 City of Indio East Indio Employment Corridor Phase 1 Discussion Prompts 29

1. Do you have any thoughts or observations to share based on today’s presentation?

2. Is there anything missing from this analysis? Are there any other challenges to consider? Are there any other opportunities that exist within the Project Area?

3. Do you think the Dudek consultant team selected the right opportunity areas based on environmental constraints findings (see “Summary of Key Opportunities and Constraints” slide)?

4. Indio Water Authority (IWA) and Coachella Valley Water Authority (CVWD) signed a settlement agreement in December 2022 to increase the reliability and efficiency of their respective domestic water distribution system. The agreement includes the construction of three new inter-tie connections and service area boundary modifications. The Project Area is part of IWA’s Future Service Area. As a result of the settlement agreement, can IWA legally provide water service to the Project Area? If known, what steps need to be taken for the project team to determine water service feasibility?

30 City of Indio East Indio Employment Corridor Phase 1 Discussion Prompts 30

5. The Dudek consultant team is exploring potential funding mechanisms for the project, including Enhanced Infrastructure Financing Districts (EFIDs), Developer Impact Fees (DIFs), incremental project phasing, and other mechanisms. Are there other local examples of financing mechanisms for the team to keep in mind? What approaches to financing have you seen be successful for large development projects within Indio and the larger Coachella Valley?

6. Do you have any feedback on the market demand potential for specific land uses based on the market analysis completed for the project? Is anything missing? Are there other opportunities to consider?

7. Do you have any feedback on the assumptions that went into the open space, infrastructure, and retail uses (see “Summary of Market Demand and Preliminary Program” slide)? • Open space is based on creating a “campus” environment • Infrastructure is based on typical development standards • Retail is based on demand from future job growth

31 City of Indio East Indio Employment Corridor Phase 1 Discussion Prompts 31

8. From a fiscal standpoint, are there considerations for the team to keep in mind when defining the land use mix for the conceptual planning phase?

9. What types of light industrial uses would be a good fit for this site?

10. If you think of your department’s respective goals and priorities, what should the Dudek consultant team keep in mind while developing the conceptual scenarios (e.g. Park ratio, open space acreage, response times, etc.) and what are non-negotiable priorities for your department?

11. Are there other areas that the City should consider for an Annexation study?

32 City of Indio East Indio Employment Corridor Phase 1 Conceptual Planning Scenarios – Themes/Priorities
What we’ve heard from the City so far:
▪ Development should generate revenue for the City
▪ Focus on job growth
▪ Grow industrial and manufacturing presence
▪ Encourage a diverse employment/tax base (retail and nonretail) ▪ Ensure compliance with the Coachella Valley Multiple
Species Habitat Conservation Plan (CVMSHCP)
▪ Prioritize safety, habitat preservation, and effective resource utilization
▪ Minimize exposure to environmental hazards, such as fault lines and special flood hazard areas
32 Priorities set by General Plan 2040:
▪ Support active and passive recreation (Subarea Strategy) ▪ Preserve hillside views (Subarea Strategy)
▪ Attract industrial and logistics businesses with substantial taxable sales potential (Policy ED-6.4)
▪ Attract businesses opportunities that increase skill and wage levels (Policy ED-2.1, 2.6)
▪ Require onsite drainage systems; restrict development in Special Flood Hazard Areas (Policy SE-6.1)
▪ Promote using floodplains as parks, trails, and other recreation uses (Policy SE-6.8)
TAC priorities:

What else is a priority to consider for conceptual
planning scenarios?

33 City of Indio East Indio Employment Corridor Phase 1 Process & Key Outreach Milestones
Oct 2024-Jan 2025
Service/Utility
Provider Mtgs #1
May 2025
Service/Utility
Provider Mtgs #2
Nov/Dec 2024
LAFCO Mtg &
Informal Tribal
Coordination
March 2025
Technical Advisory
Committee Mtg #1
Kick-Off, Data
Gathering &
Outreach Plan
Desktop Opps & Constraints and
Market and Economic
Development Strategy
Conceptual Scenarios
March 2025
May 2025
Technical Advisory
Committee Mtg #2
July 2024
Kick-0ff + PC/CC Study
Session (TBD) City Council
Meeting
We are here!
7 June 2025

34 City of Indio East Indio Employment Corridor Phase 1 Thank You!

Appendix G
Case Study Analysis

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1451 of 1774 1 City of Indio East Indio Employment Corridor Phase 1

CITY OF INDIO
East Indio Employment Corridor
Annexation Study – Phase 1

C A S E S T U D Y R E V I E W
A P R I L 1 7 , 2 0 2 5

2 City of Indio East Indio Employment Corridor Phase 1
Introduction

3 City of Indio East Indio Employment Corridor Phase 1
Purpose and Method
Purpose
Inform project planning considerations for the East Indio Employment Corridor Annexation Study through review of other projects/plans with similar attributes.

Method

1. Gather case studies of light industrial/business park/commercial mixed-use projects from the Coachella Valley region and beyond.

2. Identify individual projects’ constraints and success factors (e.g., environmental and infrastructure availability)

3. Determine takeaways to inform the East Indio Employment Corridor Annexation Study project

4 City of Indio East Indio Employment Corridor Phase 1
Case Studies
Selection Process

5 City of Indio East Indio Employment Corridor Phase 1
Case Study Selection Criteria
Similar geography, location/region
Similar planned land uses (light
industrial, business park)
Informative approaches to project
planning, financing/funding, etc.

6 City of Indio East Indio Employment Corridor Phase 1
Selected Case Studies • Land Use Mix: Mixed use
residential, commercial, light
industrial
• Context: Suburban infill
• Land Use Mix: Large and small
logistics uses, open space
• Context: Urban periphery, adjacent
to wildland
The Oasis at Indio, City of Indio World Logistics Center, City of Moreno Valley

7 City of Indio East Indio Employment Corridor Phase 1
Selected Case Studies
March Business Center, Riverside County,
March Joint Powers Authority
Menifee Valley Planned Community, City of Menifee
• Land Use Mix: Warehouses,
business park, and retail
• Context: Urban periphery,
previous military base
• Land Use Mix: Light industrial, logistics, mixed
use with residential/commercial
• Context: Urban periphery

8 City of Indio East Indio Employment Corridor Phase 1
Overview of
Selected Case
Studies

9 City of Indio East Indio Employment Corridor Phase 1
Outline of Case Study Assessment ▪ Overview of project ▪ Land use mix ▪ Environmental and other constraints ▪ Infrastructure availability ▪ Funding and financing ▪ Summary of constraints and opportunities

10 City of Indio East Indio Employment Corridor Phase 1 The Oasis at Indio
Indio, CA

11 City of Indio East Indio Employment Corridor Phase 1 Overview: The Oasis at Indio
Land Use Mixed-Use, Industrial
Acreage 183 acres
Bldg. Area 1,806,290 sf (non-res.)
Planning
Tool
City-led Specific Plan
Status In Review
Vision • High
-quality industrial that minimizes
impact from truck traffic, air, or noise
pollution on residential
• Walkable, transit-supportive land use
pattern
• Landscape/streetscape consistent with
character of surrounding community

12 City of Indio East Indio Employment Corridor Phase 1 Geographic Context: The Oasis at Indio I-10 Freeway
Agriculture
Vacant
Commercial
Development type: Sub-urban infill
Airport

13 City of Indio East Indio Employment Corridor Phase 1 Land Use Plan: The Oasis at Indio
Designated land uses • Industrial (light industrial, manufacturing, and warehousing) – 93 acres
• Mixed-Use (MU) – 75 acres
• MF residential and commercial allowed
45%
55%
MU Industrial

14 City of Indio East Indio Employment Corridor Phase 1 Environmental Constraints: The Oasis at Indio
Hazards • Seismic hazards
– moderate level of ground
shaking hazard citywide, which increases in
severity going north/east
• Land subsidence – most of the city within an area
of potential subsidence due to groundwater
pumping
Protected natural resources • No sole-source aquifers, groundwater monitoring wells, or evidence of public water sources

15 City of Indio East Indio Employment Corridor Phase 1 Infrastructure Availability: The Oasis at Indio
• Existing water main and sewer main underlies
adjacent road. Project would add additional,
smaller water and sewer mains to serve
development
• Electricity lines run along adjacent roads;
project will add new conduits, switch vaults, and
transmissions lines as well as a new substation • New substation to provide power to the project and excess power to the grid at
large
• Existing gas line underlies adjacent Monroe
Street, with additional gas lines planned to
serve development

16 City of Indio East Indio Employment Corridor Phase 1 Financing and Funding: The Oasis at Indio
Financing
• Developers to finance all infrastructure (streets, landscaping, water, substation, etc.) Maintenance
• City to maintain public rights-of-way
• Utilities to maintain their infrastructure (IWA, VSD, SCG, IID) • Developers to maintain internal road curb-to-curb, all on-parcel infrastructure, landscape areas, parking, etc.

17 City of Indio East Indio Employment Corridor Phase 1 Project Evaluation: The Oasis at Indio
Opportunities Constraints
Accommodates high-density housing via walkable
mixed use with commercial and light industrial,
helping meeting RHNA goals and promoting job
growth
Ground shaking risk
Directly adjacent to I-10 freeway Land subsidence risk
Vacant site with no adjacent sensitive receptors Airport Compatibility Zones density limitations Existing water, sewer, and electricity infrastructure
to build off
City must only fund right-of-way maintenance; the
rest is financed by developers and maintained by
utility providers

18 City of Indio East Indio Employment Corridor Phase 1 World Logistics
Center
Moreno Valley, CA

19 City of Indio East Indio Employment Corridor Phase 1 Overview: World Logistics Center
Vision • Corporate park environment designed
to support the logistics and operational
needs of international companies and
corporate users
• An efficient, convenient circulation
system to provide a highly functional
logistics campus
Land Use Logistics warehousing (large
and small), open space
Acreage 2,610 acres (specific plan area)
Bldg. Area 40,500,000 sf / 930 acres
Planning
Tool
Developer-led Specific Plan
Status Entitled, not yet built

20 City of Indio East Indio Employment Corridor Phase 1 Geographic Context: World Logistics Center
SR-60 highway
Vineyard/Rural
Residential
Business Park
San Jacinto Wildlife Area
Vacant Hillsides
Single Family Residential
Recreation Area
Development type:

Urban periphery

21 City of Indio East Indio Employment Corridor Phase 1 Land Use Plan: World Logistics Center
Designated land uses • Logistics Development (LD)
– 2,383 acres
• Open Space (OS) – 74 acres
• Light Logistics (LL) – 37 acres
96%
1%
3%

LD LL OS

22 City of Indio East Indio Employment Corridor Phase 1 Environmental Constraints: World Logistics Center
Hazards • Fault traces traverse eastern edge of
project site, creating potential for
ground shaking
• Site has moderate liquefaction
susceptibility
• Site adjacent to high and very high fire
hazard severity zones
• Mitigation measures may be required to
address hazard risk

23 City of Indio East Indio Employment Corridor Phase 1 Protected resources • Most of project site classified as farmland important to the local
economy
• Council designates this farmland and
can allow development, as well
Protected species • MSHCP protected species observed
on/near site
• MSHCP requirements apply to protect
any found species
Environmental Constraints: World Logistics Center

24 City of Indio East Indio Employment Corridor Phase 1 Infrastructure Availability: World Logistics Center
Electricity • Planned expansion of existing substation and new substation to serve project
• Conduits and vaults to be installed in rights-of-way
or easements as joint trench with telephone, cable,
and natural gas
Natural Gas • Existing medium pressure gas line runs adjacent to project site, to be extended to the project
Telecommunications • Existing telephone and television facilities adjacent to site, will be extended to serve the project

25 City of Indio East Indio Employment Corridor Phase 1 Financing and Funding: World Logistics Center
Potential capital financing mechanisms:
• Community facility district
• Other forms of assessment districts
• Facilities Benefit Assessment
• City/County direct investment
• Reimbursement Agreements
• State/Federal grants and loans
• Developer private capital
Potential capital funding sources:
• Development impact fees
• Transportation fees
• Special taxes
• Connection fees
Potential maintenance funding:
• Privately funded through Property Owners’
Association (POA)
• Publicly funded through Community Service
Districts (CSD)
• As a Landscape and Lighting Maintenance
District, Community Facilities District, etc.

26 City of Indio East Indio Employment Corridor Phase 1 Project Evaluation: World Logistics Center
Opportunities Constraints
Accommodates large amount of logistics uses to
form a regional hub
Ground shaking and land subsidence risk
Directly adjacent to SR-60 highway Wildland fire risk
Existing land use is predominantly agriculture Some existing scattered residential within site Existing water, sewer, and electricity infrastructure
to build off
MSHCP protected species potentially present,
triggering requirements
Several possible funding avenues

27 City of Indio East Indio Employment Corridor Phase 1 March Business Center
(Meridian South Campus)
Riverside County, CA
Lead Agency: March Joint Powers Authority

28 City of Indio East Indio Employment Corridor Phase 1 Overview: March Business Center
Vision • Campus environment for commerce and
distribution center featuring warehouse, business
park, retail, and office uses to promote job growth
• Free trade zone designation to foster international
business
• Strategic location near goods movement corridors
Land Use Business Park, Industrial, Office,
Mixed Use, and Commercial
Acreage 553.3 acres
Planning Tool March Joint Powers Authority Specific
Plan (2020)
Status Business Park, Industrial, Office,
Mixed Use, and Commercial

29 City of Indio East Indio Employment Corridor Phase 1 Land Use Plan: March Business Center
232
134.5
125
32 6.4
Business Park
Industrial
Open Space
Office
Commercial

30 City of Indio East Indio Employment Corridor Phase 1 Geographic Context: March Business Center
Major Arterial
SF Residential
Commercial
Elementary School
SF Residential
Cemetery
Golf Course

1.3 mi. from 215 Freeway
Development type:

Urban periphery

31 City of Indio East Indio Employment Corridor Phase 1 Environmental Constraints: March Business Center
Hazards
• Potential ground shaking due to proximity to two fault systems • Critical facilities will be designed with greater margin of safety • Proximity to joint use (civilian and military) airfield creates safety risks and noise impacts Jurisdictional Waters
• The Specific Plan Area includes jurisdictional waters of the U.S. and State waters, which consist of unnamed ephemeral, intermittent and perennial channels, in channel wetlands and wetlands.
• The Specific Plan impacts a portion of these waters and mitigates this impact through the creation of new habitat and wetlands, as well as a conservation easement for management and monitoring in perpetuity.

32 City of Indio East Indio Employment Corridor Phase 1 Infrastructure Availability: March Business Center
• Sewer: Existing sewer line runs parallel to the 215 highway • Project will build several new sewer lines • Water: Existing water line adjacent to project area • Project will add new water lines within site to connect development
• Wastewater: Existing reclaimed water pipeline east of site • Project will connect to existing facilities • Electricity: Municipal Utilities District to procure electric power from City of Riverside distribution facilities adjacent to site
• Gas: For gas lines, Master Developer to install distribution lines from existing transmission main that traverses plan area

33 City of Indio East Indio Employment Corridor Phase 1 Financing and Funding: March Business Center
• All public infrastructure and facilities to be funded by the project developer
• Municipal facilities required for the project but whose service extends beyond the project to be financed by Facilities Benefit Assessment or Development Impact Fee
• E.g., fire and police stations, rights-of-way, transit improvements, drainage facilities
• JPA established landscape maintenance district to provide for maintenance of open spaces
• Tax increment financing is utilized for redevelopment (conversion from military base to planned uses)
Detailed cost-share table

34 City of Indio East Indio Employment Corridor Phase 1 Financing and Funding: March Business Center

35 City of Indio East Indio Employment Corridor Phase 1 Project Evaluation: March Business Center
Opportunities Constraints
Site layout accommodates business park and office
uses close to major arterial, industrial tucked
behind
Ground shaking risk to critical facilities
Incorporates large amount of open space within
development
Proximity to airfield limits development intensity
Access to major goods movement corridors Significant infrastructure improvements required Existing site is largely vacant Procuring electricity requires coordination with multiple agencies
Relatively little hazard exposure
Creation of new habitats and wetlands, as well as
conservation easements, as mitigation measures
for impacts to jurisdictional waters

36 City of Indio East Indio Employment Corridor Phase 1 Menifee Valley
Planned
Community
Menifee, CA

37 City of Indio East Indio Employment Corridor Phase 1 Vision • A mixed
-use community that combines
commerce, housing, and public open space
• Integrated into surroundings by ensuring
pedestrian connectivity to open space and
locating industrial along
commercial/industrial highway
Overview: Menifee Valley
Land Use Light industrial, logistics,
commercial flex, residential
(SF/MF), open space
Acreage 590 acres
Bldg. Area 16,000,000 sf
Planning Tool Developer-led Specific Plan
Status Plan App. – Final Engineering

38 City of Indio East Indio Employment Corridor Phase 1 Land Use Plan: Menifee Valley
Business Park
47%
Residential
34%
Commercial
8%
Recreation
3%
School
3%
Conservation
3%
Greenbelt
2%
Business Park
Residential
Commercial
Recreation
School
Conservation
Greenbelt

39 City of Indio East Indio Employment Corridor Phase 1 Geographic Context: Menifee Valley
SF Residential
Substation/Utility Yard
High School
Planned Residential
Public Facility
Planned Commercial
Highway 74
Development type:

Urban periphery

40 City of Indio East Indio Employment Corridor Phase 1 Hazards • Landslide risk in southeast corner of site • Project dedicated risk area to conservation
• Low-moderate flood risk and minimal 100-year
floodplain • Project integrates stormwater drainage
infrastructure
Environmental Constraints: Menifee Valley

41 City of Indio East Indio Employment Corridor Phase 1 Infrastructure Availability: Menifee Valley • Existing sewer and water adjacent to and within site • Project will add additional lines at points of connection
• Existing electricity substation adjacent to site • Working with SCE, Project will add any additional infrastructure required

42 City of Indio East Indio Employment Corridor Phase 1 Financing and Funding: Menifee Valley
Phased Improvements
• Infrastructure to be phased with development
• Developer expected to fund all or majority
of improvements needed
Financing
• Special assessment districts may be formed to
fund right-of-way, landscape, sewer facilities,
and other improvements. Plan also
contemplates use of:
• Landscaping and lighting districts
• Community facilities districts
Maintenance
• Combination of public and private entities to
maintain infrastructure
• Master Developer must pay for all road and
park improvements, drainage, water, and
sewer facilities
• City/Caltrans to jointly maintain Highway
74, City to maintain other roads and parks,
utilities to maintain drainage, water, and
sewer facilities

43 City of Indio East Indio Employment Corridor Phase 1 Project Evaluation: Menifee Valley
Opportunities Constraints
Accommodates residential centered around
recreational space, large amount of land for
business park uses, and commercial along major
arterial
Adjacent to residential and school uses
Open space area buffers residential from
intersection and connects residents to larger trail
system
Significant infrastructure improvements needed
Vacant site adjacent to Highway 74, which
connects to I-215
Existing electricity substation can supplement
power needs
Existing connection points to water, sewer, and
drainage

44 City of Indio East Indio Employment Corridor Phase 1 Key Takeaways

45 City of Indio East Indio Employment Corridor Phase 1 Opportunity Factors
Freeway Access
• Adjacent to
freeway or major
highway that
connects to
freeway
Utility connections • Existing utilities
with connection
points to build off
(water, sewer,
drainage, and
power)
Minimal existing
uses
• Existing land uses
are predominantly
low intensity or
underutilized,
such as
agriculture or
vacant
Land use mix
• Mixed use with
light industrial,
commercial, and
residential
enables
placemaking

46 City of Indio East Indio Employment Corridor Phase 1 Mitigation of Constraints
Issue Constraint Mitigation
Hazards Moderate exposure to seismic,
subsidence, flooding or wildfire
Reduction of risk through site layout (e.g., using landslide risk area as open space), on-site stormwater drainage
infrastructure, and ensuring adequate fire protection by funding construction of new fire station.

Infrastructure Lack of existing utility infrastructure
on-site; however, connection points
nearby
Capital costs of constructing new water, sewer, stormwater and electricity infrastructure to be financed by developer(s).

City/utilities to maintain infrastructure once built.

Land Use
Conflict
Adjacent sensitive receptors
(residential, schools, etc.)
Implementation of buffers with vegetation and trees and other dedicated open space; locating industrial uses
adjacent to commercial, major rights-of-way, or other
industrial uses.

Appendix H
Industrial Capacity Analysis Map

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606080009
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607240031
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607260022
610070052
611340043
611340049
612110016
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86 10
44TH AVE

FAYE ST

VERDI RD

FIORE ST

NAVAJO ST

TORNO P L

ALBA WAY
RV WAY

DUNN DR

LARSEN DR

AZTEC ST

AQUILA ST

LARREA ST
APACHE
ST

CAMPO PL

SONORA AVE

RUBY AVE

BONITA LN

REQUA ST

SMURR ST

MAIN ST

LUCE DR

DE ORO AVE

PARK ST

LIDO AVE

EREMO WAY

AMADORDR

STAZZANO PL

CASPIAN ST

SPECTRUM ST

SARDINIA RD

PEACH ST

EMERALD AVE

S EN TIERO DR

O LYMPUS D R

EL PASEO AVE

KING ST

TOWNE ST

INDUSTRIAL PL

BEAR CREEK ST

CANZON EDR
SUE ST

SAN JACINTO AVE

SIERRA AVE

ALADDIN ST

SAN CHAPELLE CT

PALM ST

CALLE PUEBLO

NOVELLO DR

CALLE PAMPAS

VIA TERRA LAGO

MOUNTAIN VIEW AVE

ADOBE RD

TAHQUITZ AVE

SHADOW RANCH DR

LONGCOVE DR

CAMINO VALLECITA

MOLVENA DR

FARGO AVE

LEMONGROVE AVE

CATA NIA CT

ORANGEGROVE AVE

LAGO BREZZADR

CAMINO MONT EVIDE O

VISTA DEL ORO

CAMINO MIRA MONTE

GREENBRIER DR

ME LKES AI N BLVD

SHADOW HILLS WAY

RUBIDOUX ST

REGONARD

SMURR AVE

BERINGER DR

PALO VERDE AVE

VISTA DEL SUR

HOPI AVE

ATLANTIC AVE

CREST AVE

VALENCIA DR

CLEAR LAKE DR

E TOURMALINEAVE

HOOVER ST

TREVISO DR

BROADMOOR DR

PADOVA DR

OASIS ST

INDIO SPRI NGS DR

CITRUS AVE

AVENIDA ESTUCO

SIROCCO AVE

MARSHALL ST

DILLON AVE

EASTSIDE DR

ADRIA DR

GORE ST

TOWNE AVE

DEGLET NOOR ST

TERRA LAGO PKWY

CAMINO LOS MIL AGROS
43RD AVE

S BAY DR

CO MMERCE ST

OLEANDER AVE

MARKET ST

VAN BUREN ST

NORTH SHORE DR

KENNER AVE LAGOVISTA

VISTA DEL NORTE

AVENIDA SOMBRA
41 AVE

BLISS AVE

REQUA AVE

ARABIA ST

CALHOUN ST

GOLF CENTER PKWY
45TH AVE
46TH AVE

JACKSON ST

HARRISON ST
40TH AVE

FRED WARING DR
42ND AVE

MONROE ST

MILES AVE

INDIO BLVD
HWY 111

COACHELLA

INDIAN WELLS

LA QUINTA
PALM
DESERT

DILLON RD

FARGO CANYON RD

DILLON RD
Industrial Capacity Analysis
Constraints Report for the East Indio Employment Corridor - Phase I SOURCE: Riverside County 2025; Open Street Map; ESRI World Imagery 0 0.5 1
Miles
City of Indio
Industrial Zoned Parcels
Parcel 10-acres or greater that
have a capactiy of 30% or less

Appendix I
Transportation Assessment Memorandum

East Indio Employment Corridor Annexation Study Phase I Final Report (Br... Page 1500 of 1774 www.IntersectingMetrics.com
PO Box 1956, La Mesa, CA 9194

MEMORANDUM
To: Rachel Lindt, Dudek
From: Stephen Cook, TE, Intersecting Metrics
Date: July 8, 2025
Regarding: East Indio Employment Corridor Annexation Study project – Scenario Assessment - Transportation

1. Introduction
Project Overview
The East Indio Employment Corridor Annexation Study project (Project) is a focused planning study to analyze the potential annexation of up to approximately 3,320 acres of unincorporated County of Riverside land into the City of Indio’s (City) boundary. The potential annexed land includes the City’s existing sphere of influence known as the Eastern Sphere according to the City’s General Plan. The East Indio Employment Corridor Annexation Study Project Area (Project Area), as shown in Figure 1, is largely passive open space, with a limited amount of existing commercial development and resource extraction. The City’s goal for the project is to understand the extent to which the Project Area is feasible for development, and through that work identify potential land uses for the Project Area through a market analysis, environmental constraints analyses, and a series of planning activities. The City’s long-term vision for the Project Area is to expand industrial development opportunities in Indio to support job creation, enhance services, and promote investment within the city.

Purpose of this Memo
The purpose of this memo is to review the three conceptual planning scenarios as part of Phase 1 and provide a high-level assessment of the potential changes / impacts each scenario may have on the adjacent transportation network and the environment. This assessment will be used to help in the development and selection of a preferred project scenario.

2. Conceptual Scenarios
This section provides a brief description of each of the three conceptual scenarios that were analyzed as part of this effort.

Scenario A - Industrial Infill (No Annexation)
Based on a policy review of the City’s General Plan, as discussed in Section 4.1.2 of this report, the Project Team defined Scenario A (Industrial Infill). This scenario was developed to reflect the City’s stated policies to prioritize capital improvements and public investments in the core of the city first to limit expansion of the city’s urban footprint (General Plan Policy LU-1.2, Infill First) and to facilitate a contiguous expansion of the city by focusing new development adjacent to Indio’s existing built environment (General Plan Policy LU-1.3, Contiguous Development).[1] As such, Scenario A focuses on infill development on existing industrial zoned parcels within Indio. Indio includes a total of 3,663 acres of existing, viable, industrial zoned land. All new development under this scenario is assumed to be within the existing city boundaries and no new development is assumed to occur as part of annexation within the Project Area.

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To determine the industrial capacity, the Project Team assessed Riverside County Assessor parcel data for all industrial-zoned parcels within the city. To derive the total available square footage of industrial space, first, parcels with a built floor area ratio (FAR) of less than 0.3 were identified. Parcels with an FAR of 0.3 were considered to be fully built out, as 0.3 FAR represents the upper 75th percentile of all industrial parcels in Indio and is therefore a conservative maximum. Parcels with an FAR of less than 0.3 were considered to have additional capacity for industrial development. To identify parcels large enough to accommodate land use types identified as in demand by the market analysis (e.g., light manufacturing and small warehousing facilities), parcels smaller than 10 acres were removed from the analysis. This critical step resulted in finding only 11 parcels (approximately 238 acres) out of a total of 693 parcels with additional capacity for industrial development, representing only 1.6 percent of the total parcels, that may be opportunities for new or expanded industrial infill uses. Within these 238 acres, there is approximately 2,965,959 square feet of capacity when using 0.3 FAR as a buildable area threshold.

Scenario B1 - Employment Focus
This scenario assumes that there are approximately 600 acres of developable land within the Project Area and emphasizes employment generating uses within the potential annexation area through a combination of industrial (inclusive of a combination of warehouse, light industrial, and flex-industrial space) office, and retail uses, which a focus on light industrial. The open space assumed under this scenario emphasizes conservation of existing habitat and the creation of a "campus" environment. The land use assumptions for this scenario are outlined in Table 1.

Table 1: Conceptual Land Uses - Scenario B1 - Employment Focus Land Use Acres FAR
Employees
(Emp)1
Square Feet
(SF) SF/Emp1
Light Industrial 430 0.2 3,746 3,746,160 1,000
Office 35 0.3 1,525 457,380 300
Retail 5 0.25 109 54,450 500
Infrastructure 70 - - - -
Open Space 60 - - - -
Total 600 - 5,380 4,257,990 791
Notes:
1Source: Proforma Advisors
Scenario B2 - Employment/Housing Balance
This scenario assumes that there are approximately 600 acres of developable land within the Project Area and emphasizes a balanced approach within the potential annexation area through a combination of industrial (inclusive of a combination of warehouse, light industrial, and flex-industrial space), office, and retail uses, with a focus on light industrial, in addition to workforce housing The open space assumed under this scenario emphasizes conservation of existing habitat and the creation of a "campus" environment, in addition to a variety of accessible open space and recreational opportunities for employees and residents within the site. The land use assumptions for this scenario are outlined in Table 2.

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Table 2: Conceptual Land Uses - Scenario B2 - Employment/Housing Balance Land Use Acres FAR
Dwelling
Units/Acre
Employees
(Emp)
Square
Feet (SF) Emp/SF
Housing
Units
Light Industrial 300 0.2 - 2,614 2,613,600 1,000 -
Office 40 0.3 - 1,742 522,720 300 -
Retail 15 0.25 - 327 163,350 500 -
Infrastructure 70 - - 0 - - -
Open Space 100 - - 0 - - -
Workforce
Housing 75 - 20 0 - - 1,500
Total 600 0.21 20 4,683 3,299,670 705 1,500

3. Scenario Analysis
This section analyzes and compares various transportation metrics for each of the three conceptual scenarios outlined in Section 2.

Population Density
Identifying the population density under each scenario helps to provide perspective on how efficient the trip generation and vehicle miles traveled (VMT) are when comparing it to other scenarios. Some conceptual scenarios may generate a higher number of trips or more VMT; however, that conceptual scenario may be able to service significantly more people and therefore have a lower trip generation per capita and/or VMT per capita; thus, creating a lower impact on a per capita level. Table 3 shows the population density under each scenario.

Table 3: Population Density
Scenario Acres Employees Residents1
Service
Population2
Population
Density
Scenario A - Industrial Infill
(No Annexation) 238 2,965 0 2,965 12.5
Scenario B
Employment Focus 600 5,380 0 5,380 9.0
Scenario B2
Employment/Housing Balance 600 4,683 3,000 7,683 12.8
Notes:
1Assumes 2 residents per unit
2Service Population = Employees + Residents
Internal Land Use Connectivity & Potential Internal Trip Capture Connectivity between land use types can reduce external vehicular trip generation by allowing employees, patrons, and residents to complete multiple trip-ends without leaving the Project Area. For example, employment and retail uses have an internal connectivity as the retail uses may provide employees access to services such as restaurants, shopping, and banking within walking distance of their workplace, thus, eliminating the need to make external trips to access similar services. Employment and residential uses, specifically workforce housing, also have an internal connectivity as the residential uses would provide

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employees with a residence that is within walking or biking distance of their job, thus eliminating their automobile commute trips.

The land use connectivity and potential internal trip capture for each scenario was analyzed using the Mixed-Use Trip Generation Model (MXD) provided by the United States Environmental Protection Agency1.

Table 4 summarizes the Daily, AM and PM Peak hour internal trip capture for each conceptual scenario.

Higher internal capture rates indicate a higher level of land use connectivity within the Project Area and a lower overall trip generation for the uses.

As shown in Table 4, there is no assumed internal capture under Scenario A, as all land uses are assumed to be same (industrial) and the uses would not be spread out across the City. Scenario B1 is projected to have a small amount of internal trip capture, this would generally be between the employment uses (office and industrial) and the retail uses. Finally, Scenario B2 is projected to have a much larger internal trip capture than the other two scenarios as the presence of the workforce housing and larger portion of retail uses would allow users to stay on site instead of going into other parts of the City for these amenities.

Table 4: Potential Internal Trip Capture – By Conceptual Scenario Scenario Daily AM PM
Scenario A - Industrial Infill (No Annexation) 0% 0% 0% Scenario B1 - Employment Focus 5% 1% 5%
Scenario B2 - Employment/Housing Balance1 12% 8% 11%
Note:

The MXD tool only accounts for general housing and not workforce housing; therefore, this should be considered a conservative estimate as specific workforce housing would be more targeted towards the Project’s employees and result in a higher internal capture rate.

Vehicular Trip Generation
Tables 5-7 summarize the estimated number of vehicles that would access the scenario land uses on a daily basis as well as during the AM and PM peak hours (vehicular trip generation). Trip generation rates were derived from the Institute of Transportation Engineers (ITS) Trip Generation Manual, 11th Edition. The internal trip capture rates, outlined in Table 3, were also applied to the overall trip generation to identify the external project trip generation.

As shown in the tables, Scenario A will potentially generate the highest number of trips. However, these trips would be spread throughout the City and not concentrated in a single location. Scenario B2 is projected to generate the highest daily trip generation; however, as shown in Table 3 it has a higher population density than Scenario B1; thus, it will service more people within the site.

Table 5: Project Trip Generation - Scenario A - Industrial Infill (No Annexation) Land Use Size (SF) ITE LU Code ADT
AM PM
Trips In Out Trips In Out
Light Industrial /
Office 2,965,959 Industrial Park (130) 5,462 1,212 1,054 158 1,182 248 934 1 https://www.epa.gov/smartgrowth/mixed-use-trip-generation-model

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Table 6: Project Trip Generation - Scenario B1 - Employment Focus Land Use Size (SF) ITE LU Code ADT
AM PM
Trips In Out Trips In Out
Light
Industrial 3,746,160 Industrial Park (130) 6,178 1274 1032 242 1274 280 994 Office 457,380 Business
Park (770) 5,573 571 486 85 556 145 411
Retail 54,450 Shopping
Plaza (821) 5,268 192 119 73 536 258 278
Total 17,019 2,037 1,637 400 2,366 683 1,683

INTERNAL REDUCTION
(5% Daily, 1% AM; 5% PM) -851 -20 -16 -4 -118 -34 -84
External Total 16,168 2,017 1,621 396 2,248 649 1,599
Table 7: Project Trip Generation - Scenario B2 - Employment/Housing Balance Land Use
Size
(SF/DU) ITE LU Code ADT
AM PM
Trips In Out Trips In Out
Light
Industrial 2,613,600 Industrial Park (130) 5,124 889 720 169 889 195 694 Office 522,720 Business
Park (770) 6,267 648 551 97 625 163 462
Retail 163,350 Shopping
Center (820) 10,129 230 143 87 804 386 418
Workforce
Housing 1,500
Multi-Family
High Rise
(222)
6,017 405 105 300 480 298 182
Total 27,537 2,172 1,519 653 2,798 1,042 1,756

INTERNAL REDUCTION
(12% Daily, 8% AM; 11% PM) -3,304 -174 -122 -52 -308 -115 -193 External Total 24,233 1,998 1,397 601 2,490 927 1,563
VMT Generation
Table 8 displays the estimated total daily vehicle miles traveled (VMT) that employees and residents of the project site are anticipated to drive on a daily basis, under each scenario. VMT estimates were derived using the MXD tool and account for the anticipated internal trip capture that is associated with each scenario.

Table 8: VMT Generation by Scenario
Scenario VMT
Service
Population
VMT / Service
Population
Scenario A - Industrial Infill (No
Annexation) 37,511 2,965 12.65
Scenario B1 - Employment Focus 79,351 5,380 14.75
Scenario B2 - Employment/Housing
Balance 86,077 7,683 11.20

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As shown in Table 8, Scenario B1 will generate the lowest total VMT; however, it will generate the highest VMT per service population, which indicates that it is the least efficient of the scenarios. Conversely, Scenario B2 will generate a slightly higher total VMT, but has a significantly lower VMT per service population, which indicates it is the most efficient scenario in regard to travel and impact.

Trip Distribution / Assignment
Figure 2 displays the assumed pattern in which project trips will distribute after they leave the project area (trip distribution) and the total daily traffic increase that would be associated with project traffic (daily trip assignment) for Scenarios B1 and B2. The trip distribution patterns were developed based on the project’s proximity to the freeway and existing travel patterns. The trip assignment was derived by multiplying the trip distribution by the external average daily traffic (ADT) generated by th e scenario (Tables 5 & 6). Since Scenario A focuses on implementing several infill industrial projects scattered across the city within existing industrial zone areas, a specific trip distribution and assignment could not be developed for this scenario.

Anticipated Strain on Existing Roadway Operations
Scenario A - Industrial Infill (No Annexation)
Since Scenario A focuses on implementing several infill industrial projects scattered across the city within existing industrial zone areas, a focused roadway operations analysis could not be performed. As noted in Table 4, this scenario would generate 9,857 new daily trips within the city. These trips would be scattered across the city’s roadway network along industrial zone areas and would most likely not result in any significant changes to the current roadway options within the city.

Scenario B1 - Employment Focus
Table 9 displays roadway segment level of service (LOS) and analysis results for key study roadway segments under Existing with Scenario B1 (Employment Focus) conditions.

Table 9: Roadway Segment LOS Results – Existing with Scenario B1 (Employment Focus) Roadway Segment Existing
Classification
LOS
Threshold
(LOS E)
Daily
Volume V/C LOS
Dillon Road North of Fargo Canyon
Rd & Ave 44
2-Lane
Collector 14,000 22,061 1.576 F
Dillon Road Ave 44 & Vista Del Norte 2-Lane
Collector 14,000 19,339 1.381 F
Dillon Road Vista Del Norte & I-10
WB Ramps 4-Lane Arterial 42,600 25,098 0.589 A
Dillon Road I-10 WB Ramps & I-10 EB
Ramps 4-Lane Arterial 42,600 17,641 0.414 A
Note:

The City of Indio General Plan Mobility Element does not provide a specific roadway capacity for a 4-Lane Boulevard with a Raised median. Thus, the capacity of a 4-Lane Prime Arterial was applied.

As shown in Table 9, the segment of Dillon Road along the project frontage north of Fargo Canyon Road to the Vista Del Norte is currently a 2-Lane Collector and is projected to operate at unacceptable levels (LOS F) with the implementation of Scenario B1 (Employment Focus).

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Table 10 displays intersection LOS and average vehicle delay results for the key study area intersections under Existing with Scenario B1 (Employment Focus) conditions.

Table 10: Peak Hour Intersection LOS Results – Existing with Scenario B1 (Employment Focus) Intersection
Control
Type
AM Peak Hour PM Peak Hour
Delay
(Sec) LOS
Delay
(Sec) LOS
1: Dillon Rd & Site Drwy SSSC >120 F >120 F
2: Dillon Rd & Ave 44 SSSC >120 F >120 F
3: Dillon Rd & Vista Del Norte SSSC >120 F >120 F
4: Dillon Rd & I-10 WB Ramps SSSC 81.1 F >120 F
5: Dillon Rd & I-10 EB Ramps SSSC >120 F >120 F
Notes:

SSSC = Side-Street Stop-Controlled - Delay at SSSC intersections is represented by the delay at the worst leg. >120 = HCM intersection delay formulas breakdown when high intersection delays and become inaccurate and nonsensical. Thus, delays that are projected to be over 120 seconds are indicated by >120.

As shown in Table 10, all intersections are currently side-street stop-controlled and are projected to operate at unacceptable levels (LOS F) with the implementation of Scenario B1 (Employment Focus). In general, the intersections are projected to operate at LOS F due to the high vehicular demand along Dillion Road, creating a lack of gaps in traffic for vehicles turning from the minor streets to safely maneuver into.

Scenario B2 - Employment/Housing Balance
Table 11 displays roadway segment LOS and analysis results for key study roadway segments under Existing with Scenario B2 (Employment/Housing Balance) conditions.

Table 11: Roadway Segment LOS Results – Existing with Scenario B2 (Employment/Housing Balance) Roadway Segment Existing
Classification
LOS
Threshold
(LOS E)
Daily
Volume V/C LOS
Dillon Road North of Fargo Canyon
Rd & Ave 44
2-Lane
Collector 14,000 30,126 2.152 F
Dillon Road Ave 44 & Vista Del Norte 2-Lane
Collector 14,000 26,194 1.871 F
Dillon Road Vista Del Norte & I-10
WB Ramps 4-Lane Arterial 42,600 31,953 0.750 C
Dillon Road I-10 WB Ramps & I-10 EB
Ramps 4-Lane Arterial 42,600 21,674 0.509 A
Note:

The City of Indio General Plan Mobility Element does not provide a specific roadway capacity for a 4-Lane Boulevard with a Raised median. Thus, the capacity of a 4-Lane Prime Arterial was applied.

As shown in Table 11, the segment of Dillon Road along the project frontage north of Fargo Canyon Road to the Vista Del Norte is currently a 2-Lane Collector and is projected to operate at unacceptable levels (LOS F) with the implementation of Scenario B2 (Employment/Housing Balance).

Table 12 displays intersection LOS and average vehicle delay results for the key study area intersections under Existing with Scenario B2 (Employment/Housing Balance) conditions.

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Table 12: Peak Hour Intersection LOS Results – Existing with Scenario B2 (Employment/Housing Balance)
Intersection
Control
Type
AM Peak Hour PM Peak Hour
Delay
(Sec) LOS
Delay
(Sec) LOS
1: Dillon Rd & Site Drwy SSSC >120 F >120 F
2: Dillon Rd & Ave 44 SSSC >120 F >120 F
3: Dillon Rd & Vista Del Norte SSSC >120 F >120 F
4: Dillon Rd & I-10 WB Ramps SSSC 62.7 F >120 F
5: Dillon Rd & I-10 EB Ramps SSSC >120 F >120 F
Notes:

SSSC = Side-Street Stop-Controlled - Delay at SSSC intersections is represented by the delay at the worst leg.

SSSC = Side-Street Stop-Controlled - Delay at SSSC intersections is represented by the delay at the worst leg. >120 = HCM intersection delay formulas breakdown when high intersection delays and become inaccurate and nonsensical. Thus, delays that are projected to be over 120 seconds are indicated by >120.

As shown in Table 12, all intersections are currently side-street stop-controlled and are projected to operate at unacceptable levels (LOS F) with the implementation of Scenario B2 (Employment/Housing Balance). In general, the intersections are projected to operate at LOS F due to the high vehicular demand along Dillion Road, creating a lack of gaps in traffic for vehicles turning from the minor streets to safely maneuver into.

Emergency Response Access
Scenario A - Industrial Infill (No Annexation)
As noted previously, Scenario A would generate 9,857 new daily trips. These trips would be scattered across the City’s roadway network within existing industrial zone areas and would most likely not result in any significant changes to the current roadway operations within the city. Thus, no impact on the emergency response times or access is anticipated under this scenario.

Scenario B1 - Employment Focus
As shown in Table 8, the implementation of Scenario B1 will cause Dillion Road, in its current configuration, to operate well above capacity. The projected congestion along Dillion Road would most likely effect and increase emergency response times to the Project Area. However, with the implementation of Scenario B1, it is recommended that Dillion Road, north of Vista Del Norte be improved to a Four-Lane Boulevard with Median or Center Left-Turn Lane. As shown in Table 12, with the implementation of the recommended improvements there would be more than sufficient capacity on Dillion Road; thus, eliminating the potential impact on emergency access to the project site.

Scenario B2 - Employment/Housing Balance
As shown in Table 10, the implementation of Scenario B1 will cause Dillion Road, in its current configuration, to operate well above capacity. The projected congestion along Dillion Road would most likely effect and increase emergency response times to the project site. However, with the implementation of Scenario B2 it is recommended that Dillion Road, north of Vista Del Norte be improved to a Four-Lane Boulevard with Median or Center Left-Turn Lane. As shown in Table 14, with the implementation of the recommended improvements there would be more than sufficient capacity on Dillion Road; thus, eliminating the potential impact on emergency access to the project site.

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High Level Infrastructure Improvement Needs
Scenario A - Industrial Infill (No Annexation)
As noted previously, Scenario A would generate 9,857 new daily trips. These trips would be scattered across the City’s roadway network within existing industrial zone areas and would most likely not result in any significant changes to the current roadway options within the city. Thus, no significant infrastructure improvements are anticipated under this scenario.

Scenario B1 - Employment Focus
As noted previously, the segment of Dillon Road along the project frontage north of Fargo Canyon Road to the Vista Del Norte is currently a 2-Lane Collector and is projected to operate at unacceptable levels (LOS F) with the implementation of Scenario B1 (Employment Focus). Additionally, all study intersections are currently unsignalized side-street stop controlled and are projected to operate at unacceptable levels (LOS F) with the implementation of Scenario B1 (Employment Focus). The following improvements are needed to serve future traffic demand associated with the implementation of Scenario B1 (Employment Focus):

ROADWAY IMPROVEMENTS:

Per the City of Indio General Plan Mobility Element, Dillon Road’s ultimate roadway classification along the project frontage north of Fargo Canyon Road to the city limits (Ave 44) will be a Four-Lane Boulevard with a Median or Center Left-Turn Lane. Outside of the city limits, the segment of Dillon Road from Ave 44 to I10 is proposed to be improved to a Four-Lane Arterial per the Western Coachella Valley Area Plan.

Widening Dillon Road to its ultimate classification to four-lanes will provide sufficient capacity to serve future traffic demand associated with the implementation of Scenario B1 (Employment Focus). Table 13 displays the roadway segment LOS and analysis results for the Dillon Road segments built to its ultimate classification as a four-lane roadway under Existing with Scenario B1 (Employment Focus) conditions. As shown, Dillon Roadway will operate at LOS A with the roadway widening improvements.

Table 13: Roadway Segment LOS Results – Existing with Scenario B1 (Employment Focus) and Roadway Improvements
Roadway Segment Ultimate
Classification
LOS
Threshold
(LOS E)
Daily
Volume V/C LOS
Dillon Road North of Fargo Canyon
Rd & Ave 44
4-Lane
Boulevard 42,600 22,061 0.518 A
Dillon Road Ave 44 & Vista Del Norte 4-Lane Arterial 42,600 19,339 0.454 A Dillon Road Vista Del Norte & I-10
WB Ramps 4-Lane Arterial 42,600 25,098 0.589 A
Dillon Road I-10 WB Ramps & I-10 EB
Ramps 4-Lane Arterial 42,600 17,641 0.414 A
Note:

The City of Indio General Plan Mobility Element does not provide a specific roadway capacity for a 4-Lane Boulevard with a Raised median. Thus, the capacity of a 4-Lane Prime Arterial was applied.