Indio City Council
March 4, 2026

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Each year, the U.S. Department of Housing and Urban Development (HUD) assesses the City of Indio’ management of CDBG program funds, the City’s compliance with the ConPlan, and the extent to which the City is preserving and developing decent affordable housing, creating a suitable living environment and expanding economic opportunities. Overall, the City has performed satisfactorily in addressing its priority needs and carrying out the programs described in the ConPlan.

4. Summary of Citizen Participation Process and consultation process Summary from citizen participation section of plan.

March 4, 2026: Public Hearing No. 1 will be held by the City Council during a public City Council Meeting to solicit public input regarding community needs and funding alternatives. After considering the funding alternatives to include in the draft AAP, Council authorized staff to move forward with the draft and activities presented later in AP-35. The required Public Hearing Notice was published in the Desert Sun newspaper February 13, 2026.

March 11, 2026: The City will conduct a community forum at the Indio Swap-meet for residents to provide input surrounding community needs. A survey will be distributed to solicit participation and highlight needs throughout the City.

March 12, 2026: City staff will hold a strategic planning event at the local Senior Center. Staff members will have an open discussion with residents on topics such as housing, economic development, and job/workforce development.

April 15, 2026: Public Hearing No. 2 (final public hearing) will be held by the City Council to consider approval of the AAP. Public Hearing Notice was published on February 13, 2026.

March 5 to April 5, 2026: A 30-Day Public Review Period for the Draft AAP was held. The required Public Notice was published in The Desert Sun newspaper, the City’s newspaper of record, on February 13, 2026.

5. Summary of public comments
This could be a brief narrative summary or reference an attached document from the Citizen Participation section of the Con Plan.

City staff will conduct to outreach events (3/11/26 and 3/12/2026) and two Public Hearings (3/4/26 and 4/15/26) at which time all comments will be recorded here.

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6. Summary of comments or views not accepted and the reasons for not accepting them Not applicable at this time

7. Summary
The City of Indio seeks to use FY 2026-2027 CDBG funds to continue meeting the goals and objectives of the Consolidated Plan to primarily benefit low and moderate-income persons through public infrastructure improvements and public services.

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PR-05 Lead & Responsible Agencies – 91.200(b)

1. Agency/entity responsible for preparing/administering the Consolidated Plan Describe the agency/entity responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source.

Agency Role Name Department/Agency
Lead Agency Indio Community Development
Table 1 – Responsible Agencies
Narrative (optional)
The City of Indio Community Development Department is the lead agency overseeing the Consolidated Plan’s development. This Department is also responsible for preparing the Annual Action Plan (AAP), Consolidated Annual Performance and Evaluation Report (CAPER), and CDBG program administration.

Consolidated Plan Public Contact Information
David Razo, Senior Management Analyst
Email [email protected]
Phone (760)391-4749
100 Civic Center Mall, Indio CA 92201

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AP-10 Consultation – 91.100, 91.200(b), 91.215(l)

1. Introduction
Under a City Council City Manager form of government, the City Council appoints and provides policy directions to the City Manager, who is responsible for administering the City’s daily operations. As the elected legislative body of the City of Indio, the City Council has overall responsibility for the scope, direction and financing of City services. In setting policy, the City Council works closely with citizen advisory commissions and committees, considers staff information and recommendations, and receives comments from the public during open forums, such as in City Council Meetings. In the preparation of the Annual Action Plan, the City has consulted with public departments and agencies, social service and non-profit organizations to understand the community’s needs and available resources. The City met with several internal City department representatives to provide information about the AAP and its processes. Department staff provided input on how CDBG resources could be used and leveraged to provide services. The City of Indio specifically contacted agencies representing homeless persons, low-income youth, and persons with disabilities, elderly persons, and persons with alcohol and/or substance abuse problems.

Provide a concise summary of the jurisdiction’s activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health and service agencies (91.215(l)) The principal provider of community development and economic development programs, housing projects, and financial support will be the City of Indio. However, The Housing Authority of the County of Riverside (HARIVCO) administers the Section 8 Voucher program and manages public housing located in the County. According to HARIVCO, funding to modernize the public housing units to ensure long-term physical and social viability of the developments is done through the HUD yearly funded Capital Fund Program.

Capital Program activities to be undertaken by HARIVCO are identified in the Public Housing Agency (PHA) 5 Year and One-Year Action Plans. The residents are invited each year to contribute to the drafting of the Housing Authority’s Plan and planned use of Capital Fund money. A resident advisory board is formed and meets at least twice each year to review the PHA’s strategy and policies for both public housing and tenant-based housing. The City works closely with qualifying Indio residents for Section 8 Housing Choice Vouchers. The City provides information on the availability of Section 8 programs to qualified residents. Other key health, mental health and service agencies that the City works closely with are the Riverside County Human Resources Division,

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Disabled Access Office; Riverside County Department of Public Services and Office of Homeless Services; and Riverside Housing Department of Public Health, Childhood Lead Poisoning Prevention Program (CLPPP).

Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness.

The City participates in various Committees, task forces, and Meeting Groups with other Cities and non-profit agencies to coordinate different services. For example, City staff participated in monthly meetings of the Coachella Valley Association of Governments (CVAG) Homelessness Committee Meetings. This representation of the CVAG Homelessness Committee ensures that homelessness issues are addressed in Indio. Also present at those meetings are the County of Riverside's Mental Health and Continuum of Care Members, who work collectively to address a variety of underserved needs in the Coachella Valley.

City staff also participated in the SCAG Inland Empire Housing Workshop to access current trends in affordable housing. The City participated in Lift To Rise Biannual Action Plan to work with other agencies and developers (through a public/private partnership) to address the affordable and workforce housing needs on a regional basis. Staff also participated in Riverside County's Housing Program Network Meetings held at Riverside to discuss regional housing issues.

The City's Housing & Neighborhood Services Analyst is the City's designated representative on the Continuum of Care Steering Committee with the County and participates in a multitude of related committees/subcommittees.

The City spearheaded a sub-committee to conduct the Homeless Count and Survey of the sheltered and unsheltered homeless population on January 22, 2025. This was a requirement of the County of Riverside Continuum of Care. The City met multiple times with local stakeholders that would assist with the Count. The stakeholders included the County, local homeless shelters, Coachella Valley Rescue Mission, Martha's Village and Kitchen, and other City volunteers. Though the Homeless Count was subject to sheltered homeless population for 2026, the City will once again lead efforts for the unsheltered population Point in Time Count to be held in early January 2027.

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Altogether, City of Indio staff participated in various programs and efforts to overcome possible gaps in institutional structure and enhance coordination amongst agencies providing services for the identified populations. Staff also participated in HUD-sponsored workshops and training courses such as the Innovations and Ending Homelessness Roundtable series. City staff also worked with the County of Riverside and other Entitlement Communities to develop an informal and ongoing peer networking group aimed at the needs and trends of our community.

Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards for and evaluate outcomes of projects and activities assisted by ESG funds, and develop funding, policies and procedures for the operation and administration of HMIS The City does not currently receive ESG funds.

2. Describe Agencies, groups, organizations and others who participated in the process and describe the jurisdiction’s consultations with housing, social service agencies and other entities Table 2 – Agencies, groups, organizations who participated Agency/Group/Organization CITY OF INDIO
Agency/Group/Organization Type Other government - Local 1 What section of the Plan was addressed by Consultation? Housing Need Assessment Homeless Needs - Chronically homeless
Homeless Needs - Families with children
Homelessness Needs - Veterans
Homelessness Needs - Unaccompanied youth
Non-Homeless Special Needs
Market Analysis
Anti-poverty Strategy
Lead-based Paint Strategy

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Briefly describe how the Agency/Group/Organization was
consulted. What are the anticipated outcomes of the
consultation or areas for improved coordination?
All applicable agencies were consulted.

Identify any Agency Types not consulted and provide rationale for not consulting Not applicable.

Other local/regional/state/federal planning efforts considered when preparing the Plan Name of Plan Lead Organization How do the goals of your Strategic Plan overlap with the goals of each plan? Housing Element (6th Cycle) City of Indio Based on the Regional Housing Needs Allocation (RHNA) set forth by the State of California, the Housing Element is the City chief policy document for the development of affordable and market rate housing. Consistent with this policy document, the City will maintain and enhance the quality of existing residential neighborhoods through the BNP, promote encourage fair housing opportunities for all economic segments of the community, regardless of age, sex, ethnic background, physical condition, or family size.

Table 3 – Other local / regional / federal planning efforts Narrative (optional)

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AP-12 Participation – 91.105, 91.200(c)

1. Summary of citizen participation process/Efforts made to broaden citizen participation Summarize citizen participation process and how it impacted goal-setting March 4, 2026: Public Hearing No. 1 will be held by the City Council during a public City Council Meeting to solicit public input regarding community needs and funding alternatives. After considering the funding alternatives to include in the draft AAP, Council authorized staff to move forward with the draft and activities presented later in AP-35. The required Public Hearing Notice was published in the Desert Sun newspaper February 13, 2026.

March 11, 2026: The City will conduct a community forum at the Indio Swap-meet for residents to provide input surrounding community needs. A survey will be distributed to solicit participation and highlight needs throughout the City.

March 12, 2026: City staff will hold a strategic planning event at the local Senior Center. Staff members will have an open discussion with residents on topics such as housing, economic development, and job/workforce development.

April 15, 2026: Public Hearing No. 2 (final public hearing) will be held by the City Council to consider approval of the AAP. Public Hearing Notice was published on February 13, 2026.

March 5 to April 5, 2026: A 30-Day Public Review Period for the Draft AAP was held. The required Public Notice was published in The Desert Sun newspaper, the City’s newspaper of record, on February 13, 2026.

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Citizen Participation Outreach
Sort Order Mode of
Outreach
Target of
Outreach
Summary of
response/attendance
Summary of
comments received
Summary of comments
not accepted
and reasons
URL (If
applicable)
1 Public Meeting
Nontargeted/broad
community
Public Hearing was
held on March 4th and
April 15th by the City
Council.

Not applicable Not applicable.
2 Internet Outreach
Nontargeted/broad
community
Public notifications
regarding public
hearings for the AAP,
Public notice
regarding the 30-day
review period were
published in the
Desert Sun
Newspaper.

Not applicable Not applicable.
3 Public Meeting
Nontargeted/broad
community
Draft documents
were made available
on the City of Indio
website and at City
hall for public review
and comment.

Not applicable Not applicable.

Table 4 – Citizen Participation Outreach

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Expected Resources
AP-15 Expected Resources – 91.220(c)(1,2)
Introduction
Indio received an allocation of $748,597 in CDBG funds for FY 2025-2026. Additionally, it is assumed that the expected amount for Program Year 2026-2027 will be $748,597. This amount is subject to change if any unexpected funds are available. The City received $500,000 in HOME funds from the State HCD.

Anticipated Resources
Program Source of Expected Amount Available Year 1
Funds
Uses of Funds
Annual
Allocation: $
Program
Income: $
Prior Year
Resources:
$
Total:
$
Expected
Amount
Available
Remainder of
ConPlan
$
Narrative Description
CDBG Public,
Federal
Acquisition
Admin and
Planning
Economic
Development
Housing
Public
Improvements
Public Services
748,597.00 0 0 748,597.00 1,500,000 CDBG Allocation
HOME Public, State Housing
Improvements
500,000.00 0 0 500,000.00 HOME Award
Table 5 - Expected Resources – Priority Table
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how

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matching requirements will be satisfied
The City will leverage CDBG funds with City General Funds to maximize resources available to provide needed service. The City has been awarded $500,000 in State HOME funds to be used towards owner-occupied single family rehabilitation program. The City does not receive ESG, HOPWA, Section 8, ARPA, HOME Match, or ESG Match. Therefore, there will be no leveraging for these funds.

In addition, the following local funds will be leveraged:
• Low-Moderate Income Housing Asset Fund. The City’s Low-and Moderate-Income Housing Asset Fund can be used to conduct the dissolution of operations related to housing assets and activities of the former Redevelopment Agency (Housing Successor) of the City of Indio
• Measure X. Measure X, the Neighborhood Safety/Essential City Services Improvement Measure, was approved in 2016, imposing a 1% sales tax for 20 years to address essential service priorities and needs in the City of Indio identified through community outreach. Measure X provides locally controlled funding to help the City maintain essential City services including 911 emergency response times, road maintenance and police services including gang and drug enforcement programs.

Measure E was approved in 2021 to extend the 1% sales tax indefinitely, thereby generating an estimated $12 million per year.

If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan
The City intends does not currently have an projects in queue that align with this section. However, the City has previously used publicly owned land to assist in the development of affordable housing projects, of which 3 are currently in construction (350 units total).

Discussion
The City does not currently use CDBG funds for housing-related projects. Instead, the City uses its funds to assist nonprofit agencies and public improvements and infrastructure projects.

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Annual Goals and Objectives
AP-20 Annual Goals and Objectives
Goals Summary Information
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs Addressed Funding Goal Outcome Indicator
1 Public
Infrastructure
2026 2027 Non-Housing
Community
Development
City Wide
CDBG
Public Improvements CDBG:
$514,000.00
Public Facility or
Infrastructure Activities for
Low/Moderate Income
Housing Benefit: 500
Households Assisted
2 Public Services/
Community
Programming
2026 2027 Public Services City Wide
CDBG
Public Services CDBG:
$112,000.00
Public service activities for
Low/Moderate Income
Housing Benefit: 1800
Households Assisted
3 Administration 2026 2027 Administration City Wide
CDBG
Affordable rental
housing
Affordable
homeownership
opportunities
Public Improvements
Public Services
Job growth and
workforce
development
CDBG:
$123,000.00
Other: 1 Other
Table 6 – Goals Summary

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Goal Descriptions 1 Goal Name Public Infrastructure
Goal Description
2 Goal Name Public Services/Community Programming
Goal Description
3 Goal Name Administration
Goal Description

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Projects
AP-35 Projects – 91.220(d)
Introduction
The activities to be undertaken during FY 26/27 are summarized below. All activities listed in the table are expected to be completed by June 30, 2027.

Projects
# Project Name
1 Public Infrastructure FY 26.27
2 Public Services FY 26.27
3 Administration FY26.27
Table 7 - Project Information
Describe the reasons for allocation priorities and any obstacles to addressing underserved needs
The above-named projects and their allocations were selected primarily because they were identified as a high need in the ConPlan. While other high priority needs were identified in the ConPlan, the City plans to focus on public infrastructure and community services in Program Year 2026 and in turn focus on other needs in future program years.

All program activities funded with the City's CDBG funds will benefit low-to moderate-income persons.

The basis for assigning the priority to each category was based on the identified needs expressed during the consultation and citizen participation process. In addition, priorities were determined by information gathered from the Census, a market study and existing community documents, which include the City of Indio's 2021-2029 Housing Element.

The primary obstacle to addressing underserved needs is the lack of funding. The City relies primarily on CDBG Entitlement funds, program income and any state funds it can apply for to carry out the programs identified in this Action Plan.

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AP-38 Project Summary
Project Summary Information
Project Name Administration FY26.27
Target Area City Wide
CDBG
Goals Supported Administration
Needs Addressed Affordable rental housing
Affordable homeownership opportunities
Public Improvements
Public Services
Job growth and workforce development
Funding CDBG: $123,000.00
Description CDBG Administration
Target Date 6/30/2027
Estimate the number and type of families that will benefit from the proposed activities
Administration will serve all programs and
projects.

Location Description 100 Civic Center Mall, Indio CA 92201. 1 Planned Activities Grant management, oversight, operations.

Project Name Public Services
Target Area City Wide
CDBG
Goals Supported Public Services/Community Programming
2 Needs Addressed Public Services

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Funding CDBG: $112,000
Description TBD
Target Date 6/30/2027
Estimate the number and type of families that will benefit from the proposed activities
TBD
Location Description TBD
Planned Activities TBD
Project Name Public Facility/Infrastructure
Target Area City Wide
CDBG
Goals Supported Public Facility/Infrastructure
Needs Addressed Public Improvement
Funding CDBG: $514,000
Description TBD
Target Date 6/30/2027
Estimate the number and type of families that will benefit from the proposed activities
TBD
Location Description TBD
3 Planned Activities TBD

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AP-50 Geographic Distribution – 91.220(f)
Description of the geographic areas of the entitlement (including areas of low-income and minority concentration) where assistance will be directed The City geographic areas are Citywide and CDBG. The Citywide geographic priority focuses on activities for income eligible residents. The CDBG geographic priority is for specific projects requiring an area benefit qualification such as parks and street improvements.

Geographic Distribution
Target Area Percentage of Funds
Citywide 15
CDBG 85
Table 8 - Geographic Distribution
Rationale for the priorities for allocating investments geographically Indio will use a place-based strategy during the planning period. The geographic distribution of funding is predicated somewhat on the nature of the activity to be funded. It is the City's intent to fund activities in the areas most directly affected by the needs of low-income residents and those with other special needs. The Annual Action Plan directs investment geographically to an area benefit through the CDBG geographic priority area. The area benefit category is the most commonly used national objective for activities that benefit a residential neighborhood.

Discussion
See above.

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Affordable Housing
AP-55 Affordable Housing – 91.220(g)
Introduction
The City shall encourage the development of housing units for households earning 80 percent or less of the Median Family Income for Riverside County. Specific emphasis shall be placed on providing family housing and non-traditional housing types such as single-resident occupancies, transitional facilities, and housing units serving temporary needs. The City will encourage housing development for extremely low-income households through various activities such as outreach to nonprofits and discussions with for-profit housing developers, providing in-kind technical assistance for housing developers, financing and funding assistance, and expedited processing as appropriate. Some of the City's most recent developments include the 200 units at the Avenue 44 Apartments, 150 units at JFM villas, all of which are in construction, and are 100 percent affordable. Currently, the City does not utilize affordable housing with CDBG Funds.

One Year Goals for the Number of Households to be Supported Homeless 0
Non-Homeless 0
Special-Needs 0
Total 0
Table 9 - One Year Goals for Affordable Housing by Support Requirement One Year Goals for the Number of Households Supported Through Rental Assistance 0
The Production of New Units 0
Rehab of Existing Units 0
Acquisition of Existing Units 0
Total 0
Table 10 - One Year Goals for Affordable Housing by Support Type Discussion
According to the SCAG 2012-2035 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) Growth Forecast adopted in April 2012, the population of Indio is forecast to increase to 111,800 residents by 2035, which will be an increase of 47.0 percent from 2010.

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AP-60 Public Housing – 91.220(h)
Introduction
This section describes what actions the City will take in the given program year to carry out the public housing portion of the Strategic Plan contained in the Consolidated Plan. The section will identify the way its plan will address the needs of public housing during the program year.

Should HUD designate the public housing agency as "troubled" or perform poorly, the City will describe how it will provide financial or other assistance to improve the operations of the public housing agency to remove such a designation.

Actions planned during the next year to address the needs to public housing The City of Indio does not own public housing. The City works in close collaboration with the Housing Authority of the County of Riverside (HARC) to provide public housing within the City.

Indio will continue to work independently and closely with the HA and local nonprofits to provide assistance to low-income families. As population demographics continue to change, the City will continue to work with the county housing authority and local (and regional) nonprofits to develop public housing projects in Indio.

The City and the County of Riverside work together to provide the following Section 8 assistance:
• Housing Choice Voucher Program. HCV is the County’s Section 8 voucher program, which includes other programs and services available to HCV participants.

Actions to encourage public housing residents to become more involved in management and participate in homeownership
HACRC encourages resident involvement through various methods, particularly focusing on self-sufficiency and enhancing the quality of one’s own life. HARC connects residents and participants to services, activities, and other organizations that promote that vision. There are Neighborhood Network Centers (including public computer centers) and community partnerships for residents to utilize. On the HACR website, resident can locate relevant services and service providers in dedicated “resident” and “resident services” sections. Additionally, HARC provides newsletters and reports about the status of its programs and residents for current and future participants.

If the PHA is designated as troubled, describe the manner in which financial assistance will be provided or other assistance

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HACR is not designated as a "troubled" public housing authority.

Discussion
With the completion of the General Plan amendment in 2020, the City anticipates higherdensity residential development with more affordable units. As the number of developed sites identified as entitled projects for lower-income units increases, the City is optimistic in its pursuit of meeting its Regional Housing Needs Assessment goals, identified in its 6th Cycle Housing Element goals. 400 affordable units just opened in early 2025, with an additional 700 (5 projects) entitled or expected to start construction soon. Additionally, the City received its Prohousing Designation through HCD which incentives affordable housing developments through a variety of ways.

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AP-65 Homeless and Other Special Needs Activities – 91.220(i) Introduction
This section describes the City’s one-year goals and the specific action steps it will undertake in the program year to carry out the homeless strategy outlined in SP-60 Homelessness Strategy. It will also describe the jurisdiction’s one-year goals and specify the activities it will undertake to serve the housing and supportive-service needs of non-homeless populations who require supportive housing.

Describe the jurisdictions one-year goals and actions for reducing and ending homelessness including
The City will continue to support its local agency partners in pathways to reducing homelessness in the Coachella Valley.

Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
The County of Riverside develops a Point-in-Time Count (HPITC) on an annual basis. The HPITC is critical to identifying homeless needs. The HPITC is part of the County of Riverside's Continuum of Care (CoC) program which provides homeless assistance by leveraging funding needed through the HUD Consolidated Application, this provides collaboration between providers of housing and homeless assistance programs and other federal programs.

The City's Police Department includes a Community Outreach Unit (COU) which includes a Quality-of-Life Team which was formed in 2021 in response to increased issues created by our homeless population. The goal of the team is to deal with root causes of the existing issues and provide long term solutions, as opposed to the long-standing practice of trying to eliminate the problem through enforcement efforts alone. Officers utilize partnerships with government agencies, businesses, faith-based groups and non-profit service provides a multi-disciplinary approach to provide life-changing assistance to those in need.

In 2019, the team welcomed a full-time behavioral health specialist from the Riverside County Department of Mental Health Services. This specialist has been a tremendous support and is able to properly identify the needs of the people they serve and coordinate the most appropriate services.

The City also partners will Coachella Valley Association of Governments (CVAG), who conduct street outreach and engagement efforts.

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Addressing the emergency shelter and transitional housing needs of homeless persons The City of Indio plans to provide financial support to local emergency and transition housing programs to assist homeless women, children and victims of domestic violence and sexual abuse. Through case management, multiple
services are provided to each homeless individual or family upon entry into the program to assess further needs, such as childcare, transportation, counseling and support groups, legal aide, medical services and education
services to promote self-sufficiency. Examples of these programs is Martha's Village & Kitchen, Coachella Valley Rescue Mission and Emergency Overnight Services and FIND Food Bank.

With the adoption of Ordinance No. 1633 and 1634, the Zoning Map was amended to designate an Emergency Shelter Overlay Zone District for emergency shelters at specific sites. In addition, Municipal Code definitions related to housing, including emergency shelters, transitional housing and supportive housing were amended such that transitional and supportive housing are residential uses subject to the same regulations and procedures that apply to other residential uses of the same type in the same zone. These amendments were requirements of State law (SB 2).

Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again
The City continues working with a multitude of service agencies to assist homeless person make the transition to permanent housing and independent living. The CoC Program, along with CVAG's Housing First Program, offers a rapid re-housing approach that supports in the development of permanent supportive housing throughout the county.

Martha’s Village and Kitchen runs a complete-service program that helps homeless persons transition to independent living. While this program is not directly run by the City, Martha’s Village, and Kitchen provides the model of their program to the City. The program was funded through the City of Indio’s CDBG program for FY 25/26.

The City supported the Senior Meals Program during the 2025/2026 fiscal period. The Senior Meals program is part of the solution to homelessness and helps with homeless prevention. Through the Indio Senior Center, the funding provided through the City’s CDBG Program funds provides expanded meal services to many low-income seniors 62 years old and over.

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Helping low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are: being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care and other youth facilities, and corrections programs and institutions); or, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs.

Rental assistance is a component of the City’s strategy to prevent homelessness by individuals and families at risk of homelessness. Among this group are highly low-income renters who spend more than 50% of their income on housing costs. This includes those homeless persons and families on the Section 8 waiting list. The City will continue to support the County of Riverside Housing Authority’s Section 8 rental assistance program. In addition, the City will encourage and facilitate the Housing Authority’s landlord outreach efforts in Indio. In addition, the City’s fair housing provider will assist renters and homeowners in jeopardy of losing their housing. They will mediate landlord/tenant complaints, work with the tenant in formulating a plan, such as a rent repayment plan, and mediate with the landlord to identify realistic solutions for all parties involved. Through its default and foreclosure counseling, the Housing Resource Center’s first charge is to assist the homeowner in obtaining a loan modification or workout plan to keep them in their home. Both actions contribute to preventing homelessness.

Discussion
The City's strategy for assisting the homeless, those at risk of becoming homeless, and other special needs groups is focused on funding supportive services and programs in Indio. These include the following:

Fair Housing Services and Tenant/Landlord Mediation (Activity): Free and confidential fair housing counseling regarding housing rights and responsibilities, discrimination investigation services, and mediation services.

Senior Meal Program (Activity): Funds will be used to provide meals to low- to- moderateincome seniors in the City of Indio.

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AP-75 Barriers to affordable housing – 91.220(j)
Introduction:

The City’s 2021-2029 Housing Element includes an analysis of potential and actual governmental constraints on the maintenance, improvement, or development of housing for all income levels, including land-use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. Notable barriers to developing affordable housing in Indio include:
• Market Constraints
• Constructions Costs
• Labor and Land Costs
• Governmental Constraints
• Land-Use Controls
• Land-Use Designations
• Geological and Other Environmental Constraints
Actions it planned to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment
The State of California Department of Housing and Community Development (HCD) approved the City’s Housing Element Update in April 2022. The update included an analysis of governmental constraints, which is summarized below. The City’s general plan and zoning code were also amended to encourage affordable and transitional housing. Because of the analysis, the City concluded that its policies and current practices do not create significant barriers to affordable housing. Additionally, the City implemented a fee deferral program to assist affordable housing developers. However, due to new State laws, such as SB 2, the City will need to adopt new land use and other standards to facilitate and encourage affordable housing production. The City received its Prohousing Designation from HCD in May 2025, which amongst other things largely assists affordable housing developers including density bonus incentives and ADU incentives.

Discussion:

The City is committing to removing or ameliorating the barriers to affordable housing. The full

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listing of actions can be found in the current Housing Element, which provides a description of each barrier, its significance to affordable housing in Indio, and the actions planned/taken to remove or ameliorate the negative effects of the barriers.

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AP-85 Other Actions – 91.220(k)
Introduction:

The section will describe the City’s planned actions to carry out the following strategies outlined in the Consolidated Plan:
• Foster and maintain affordable housing;
• Evaluate and reduce lead-based paint hazards;
• Reduce the number of poverty-level families;
• Develop institutional structure; and
• Enhance coordination.

In addition, the City will identify obstacles to meeting underserved needs and propose actions to overcome those obstacles.

Actions planned to address obstacles to meeting underserved needs The City of Indio will take the following actions to address obstacles to meeting underserved needs:
• Promote and encourage housing opportunities for all economic segments of the community, regardless of age, sex, ethnic background, physical condition, or family size. • Maintain and enhance the quality of existing residential neighborhoods. • Provide support services to meet the housing needs of the City’s residents, specifically homeless households and at-risk youth other special needs groups. • Improve the quality and increase the quantity of public improvements that benefit low and moderate-income residents.
• Provide services to non-homeless special needs populations.

Actions planned to foster and maintain affordable housing The City supports cooperation in the development of affordable housing through financial and/or technical assistance. The City will cooperate with developers to provide housing opportunities for extremely low, very-low, low and moderate-income households. The City shall also evaluate the effectiveness of its partnerships with non-profit housing developers on an annual basis. Based on its findings, the City will seek ways to expand and foster its partnerships as appropriate. The City will assist and encourage housing development for extremely low, very-low, low and moderate-income households through a variety of activities such as

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providing in-kind technical assistance, funding support, land write-downs, expedited processing, fee deferrals, and incentives and concessions that meet or exceed State density bonus law as appropriate. The City shall also encourage the development of housing units for households earning 30 percent or less of the Median Family Income for Riverside County.

Specific emphasis shall be placed on the provision of family housing and non-traditional housing types such as single-resident occupancy, transitional facilities and housing units serving temporary needs. The City will encourage the development of housing for extremely lowincome households through a variety of activities such as outreach to nonprofit and for-profit housing developers, providing in-kind technical assistance for housing developers, financing and funding assistance and expedited processing as appropriate.

Actions planned to reduce lead-based paint hazards
The City works in partnership with the County’s Childhood Lead Poisoning Prevention Programs (CLPPP's). The program provides health education about lead poisoning and assistance in lead removal within homes. To increase awareness of the County’s programs, the City will provide a landing page on the City’s website to link Indio residents to the County’s program website for more information and resources.

Actions planned to reduce the number of poverty-level families Indio’ antipoverty strategy is closely aligned with the goals and objectives of the overall affordable housing plan. These goals include reducing poverty, creating new and affordable housing, developing and promoting services for at-risk populations, expanding job training, and providing public and social services. The City will also continue partnering with organizations to provide a continuum of services addressing the full range of needs of low- and moderateincome families.

All communities share a goal to eradicate poverty. The City recognizes that a goal to reduce poverty will contribute to the economic wellbeing of individuals and families. The families whose income increases above the poverty level will be able to live independent of public and private assistance.

Goal: To reduce poverty level incomes below current levels by 2028. This goal will be monitored – in part - by the results of ACS data.

Policy: To continue to support and coordinate with public and private efforts aimed at preventing and reducing poverty level incomes.

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Policy: To conduct outreach with public and private agencies whose mission is to reduce poverty level incomes.

Program: To support and coordinate with the organizations who directly or indirectly contribute to a reduction in poverty such as the Community Action Partnership (CAP) of Riverside County, County of Riverside Housing Authority and Desert Alliance for Community Empowerment.

Actions planned to develop institutional structure
The City maintains primary management as well as the coordination of the various organizations involved in these processes. The staff within the Community Development Department work closely with other City departments and the community to develop programs and activities that improve low- and moderate-income neighborhoods throughout Indio. The administration of program activities includes housing, public facility and infrastructure improvements, public and social service activities and economic development activities. The City collaborates with public agencies, for-profit agencies, and non-profit organizations to provide programming and services.

Actions planned to enhance coordination between public and private housing and social service agencies
The City will continue to work closely and partner with the County of Riverside, local organizations, nonprofits, and the HACR to address regional issues that affect the needs of lowincome persons, special needs populations and other at-risk groups.

Discussion:

Through the development of the Policy Program, the City has identified six broad housing priorities:
• To assist in the development of housing opportunities and accessibility for all economic levels in the City.
• To remove constraints that hinder the production and conservation of affordable housing units.
• To provide and maintain an adequate supply of sites for the development of new affordable housing. To preserve, rehabilitate and
enhance existing housing and neighborhoods.
• To ensure that all housing programs are available without discrimination based on race, color, religion, sex, national origin, ancestry, marital status, age, household composition, income, size,

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disability, or any other arbitrary factor.
• To encourage and enhance intergovernmental, public, and private coordination and cooperation to achieve an adequate supply of housing for all residents of the community.

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Program Specific Requirements
AP-90 Program Specific Requirements – 91.220(l)(1,2,4)
Introduction:

Projects planned with all CDBG funds expected to be available during the year are identified in the Projects Table. The following identifies program income available for use that is included in projects to be carried out.

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City Council
March 4, 2026

STAFF REPORT
To: City Council
From: Bryan H. Montgomery, City Manager
Prepared by: Brian Halvorson, Dir. Of Community Development Subject: Review of draft amendments to the Unified Development Code (UDC) relating to Automotive Service and Repair/Fueling Stations and a 60-day moratorium extension for fueling stations.

RECOMMENDATION:
1) Review and provide input on new standards proposed to be added to Title 17, Chapter 4.05 (Automotive Service and Repair/Fueling Stations); and 2) Approve Ordinance 1831 for a 60-day interim moratorium extension on the establishment or expansion of fueling stations.

SUMMARY:

Staff have prepared draft UDC amendments addressing new fueling station standards for consideration by the Council (Attachment 1). To provide a reasonable amount of time to return the item to the Planning Commission and a final Council hearing, an extension of 60 days (extending the interim moratorium to June 18, 2026) to the existing fueling station moratorium (Attachment 2) is recommended for approval. The proposed code amendments address input from the Planning Commission and City Council regarding improving and reducing the number of fueling stations (Attachment 3) by requiring new location/area restrictions (Attachment 4), spacing near sensitive receptors, improved landscaping, required amenities and additional design standards. Following discussion and direction by the Council, staff will bring these amendments back to the Planning Commission to receive their review and recommendations before returning this item to the Council for final action.

BACKGROUND INFORMATION:

On April 16, 2025, the City Council gave direction to City staff to collaborate with the Planning Commission and receive its input pertaining to fueling stations in the City of Indio. On July 23, 2025, the Economic Development Director presented a gap analysis to the Planning Commission, which highlighted market forces, demand & supply data on fueling stations which indicated that the demand for fueling stations exceeds the current supply and there is a current gap in this market of approximately 17.93 million.

A follow-up staff presentation was provided to the Planning Commission on September 10, 2025, where information was provided to the Commission on the number of fueling stations in the City and surrounding cities, the fueling station entitlement process, CalEnviroScreen data relative to fueling station locations, existing demand/policies for fueling centers and EV charging.

AGENDA ITEM #10.2
Review of draft amendments to the Unified Development Code (UDC) relatin... Page 554 of 574 On October 10, 2025, the Planning Commission received another presentation summarizing staff research addressing the Commission’s feedback on fueling stations from previous Commission meetings. Additionally, the Planning Commission reached a consensus for recommending a moratorium and requested a feasibility study for fueling stations for consideration by the City Council. On November 12, 2025, the Commission received another presentation from staff on landscaping palettes and current Electrical Vehicle (EV) charging requirements as a means to reduce pollution at fueling stations.

On December 3, 2025, Ordinance 1828 was approved by the Council for a 45-day moratorium on the establishment or expansion of fueling stations within the City of Indio. The purpose of the moratorium was to allow staff a reasonable amount of time to study and draft amendments to the UDC for Council review. On December 17, 2025, the Council also approved Ordinance No. 1829, adding a 90-day moratorium on fueling stations. The final expiration of the moratorium will occur on April 18, 2026. Therefore, staff are recommending an additional 60-days for the moratorium which will allow review by the City Council and Planning Commission.

Comments from the California Fuels and Convenience Alliance regarding impacts of State and Local Bans on new construction and upgrades to fueling establishments are shown as Attachment

5. These comments were previously provided to the Planning Commission and City Council.

FINANCIAL SUMMARY:

Current FY Financial
Impact:

N/A In current year budget: N/A
Current FY General
Fund Impact:

N/A Budget adjustment: N/A
Next FY Financial
Impact:

N/A Strategic Objective: Community Well-being
Source of funds: N/A Fund-Org-Object
Reference:

N/A
ATTACHMENTS:

Attachment 1 Draft UDC Amendments
Attachment 2 Ordinance 1831 Moratorium 60 day Extension Attachment 3 Gas Station Locations
Attachment 4 Proposed Area Restrictions
Attachment 5 Comments from CFCA
APPROVAL(S):

Ruby D. Walla, Director of Finance Approved - 23 Feb 2026 Jennifer A. Mizrahi, Assistant City Attorney Approved - 26 Feb 2026 Bryan H. Montgomery, City Manager Approved - 27 Feb 2026

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 555 of 574 1 TITLE 17 UNIFIED DEVELOPMENT CODE
ARTICLE 4 REGULATIONS FOR SPECIFIC USES
CHAPTER 4.05
SECTION 4.05.03: SUPPLEMENTAL REGULATIONS FOR FUELING STATIONS A. Purpose and Intent. This Section establishes location, design, landscaping, maintenance, amenities, and operational standards for fueling stations to:

1. Prevent excessive concentration of automotive uses that generate traffic congestion, air quality impacts, and land use incompatibility;

2. Protect residential neighborhoods and sensitive receptors from noise, lighting, air pollution, and environmental impacts;

3. Enhance air quality through increased tree canopy coverage and carbon sequestration;

4. Promote transition to zero-emission vehicles through required electric vehicle charging infrastructure;

5. Improve public health outcomes and address environmental justice concerns in underserved communities;

6. Ensure fueling stations are well-maintained, aesthetically pleasing, and contribute to community character and identity;

7. Promote access to fresh, healthy food options as an amenity and asset to the community;

8. Promote orderly commercial development consistent with the General Plan; and,

9. Ensure adequate spacing to prevent market oversaturation and maintain the fiscal sustainability of existing fueling stations.

B. Applicability. These standards apply to:

1. All new fueling stations;

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 556 of 574 2 2. Existing fueling stations proposing to add fuel dispensing positions; and

3. Existing fueling stations undergoing major remodels or expansions, as defined in Subsection B.4.

4. For the purposes of this Section, “Major Remodel or Expansion” means any alteration or improvement to an existing fueling station where the cost of such work exceeds fifty percent (50%) of the current assessed value of the existing improvements, or any expansion of the convenience store or canopy footprint exceeding twenty-five percent (25%) of the existing square footage.

C. Location Standards. Fueling stations shall comply with all of the following location requirements:

1. Intersection Limitation. No more than two (2) fueling stations shall be permitted at any single intersection. For purposes of this standard:
a. “Intersection” means the area encompassed by the four corner parcels adjacent to the point where two public streets cross; b. Properties fronting the same street but not at a corner shall not be counted toward this limitation; and
c. Existing and legally established fueling stations are counted toward this limitation.

2. Corridor and Area Restrictions. New fueling stations are prohibited on any parcel that has frontage on, or is located within seven hundred feet (700') of the street centerline of, the following corridors:
a. California State Highway 111 (entire length within City limits); b. Indio Boulevard (entire length within City limits);
c. Jefferson Street (south of Interstate 10);
d. Monroe Street (between Dr. Carreon Boulevard and Interstate 10);
e. Jackson Street (north of Avenue 49/Odlum Drive); and f. Golf Center Parkway (south of Interstate 10).
g. Measurement. The seven hundred-foot (700’) distance shall be measured horizontally from the street centerline to the nearest property line of the subject parcel.

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 557 of 574 3 3. Minimum Spacing from Sensitive Receptors. New fueling stations shall not be located adjacent to:
a. Any parcel zoned for residential use;
b. Any parcel developed with residential use, regardless of zoning; c. Any school (public or private, grades K-12);
d. Any licensed childcare facility; or
e. Any senior care facility or assisted living facility. f. Adjacent. Property that is directly next to or touching another property, sharing a common boundary line. Adjacent includes parcels directly across a public right-of-way (street, alley, easement).

D. Enhanced Landscaping Standards. All fueling stations shall comply with the following landscaping requirements, which exceed the minimum landscape requirements otherwise applicable to commercial uses:

1. Minimum Landscape Coverage.
a. A minimum of twenty percent (20%) of the total site area shall be landscaped with living plant material, exclusive of required setback areas.
b. Landscaped areas shall be distributed throughout the site, including parking areas, perimeter areas, and planting areas adjacent to buildings.

2. Tree Canopy Requirements.
a. Minimum Tree Coverage. A minimum of twenty-five percent (25%) of the required landscape area shall consist of trees selected from the Regional Tree Palette (Subsection D.3). b. Tree Size at Installation. All trees shall be a minimum of twentyfour-inch (24") box size at time of planting, except where smaller sizes are recommended by the Regional Tree Palette for specific species.
c. Parking Lot Shading. Trees shall be located and selected to provide a minimum of fifty percent (50%) shade coverage over parking areas within ten (10) years of project completion. Shade calculations shall use the mature canopy size specified in the Regional Tree Palette.

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 558 of 574 4 d. Building and Sidewalk Shading. Trees shall be strategically located on the south and west sides of buildings and along public sidewalks to maximize shade and cooling benefits during afternoon hours.

3. Regional Tree Palette.
a. Palette Adoption. For the purposes of this Section, the City hereby adopts the tree palette contained in the Coachella Valley Association of Governments (CVAG) Urban Greening Guide
(October 2021), as may be amended, which is incorporated herein by reference and maintained by the Community
Development Director.
b. Native Species Preference. A minimum of fifty percent (50%) of all trees planted shall be native or desert-adapted species identified in the Regional Tree Palette.
c. Priority Species for Air Quality. Priority shall be given to tree species with high carbon dioxide (CO₂) sequestration potential, as quantified in the Regional Tree Palette. The Community
Development Director shall maintain a list of recommended highperformance species. d. Prohibited Species: The following are prohibited:
i. Invasive species listed on the California Invasive Plant Council inventory;
ii. Species known to have high water consumption
inappropriate for desert climate;
iii. Species with shallow root systems that damage hardscape; and
iv. Palm species as the sole tree type (palms may comprise no more than 25% of total tree count due to limited shade
provision).

4. Landscape Maintenance Plan.

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 559 of 574 5 a. At time of application, applicant shall submit a Landscape Maintenance Plan prepared by a licensed landscape architect demonstrating:
i. Irrigation system design using drip irrigation or other waterefficient methods; ii. Smart irrigation controllers or weather-based controllers; iii. Maintenance schedule for pruning, fertilization, pest management, and replacement;
iv. Water budget demonstrating compliance with State Model Water Efficient Landscape Ordinance; and
v. Plan for tree establishment period (first three years) with appropriate watering frequency and duration.
b. The approved Landscape Maintenance Plan shall be recorded against the property and maintained on-site for inspection.

E. Convenience Store Amenities and Design Standards. Where a convenience store or retail component is included as part of a fueling station, the following standards apply:

1. Fresh Food Access
a. Convenience stores with a gross floor area of one thousand (1,000) square feet or greater shall dedicate a minimum of ten percent (5%) of interior retail display space to fresh, healthy food options, including:
i. Fresh fruits and vegetables;
ii. Fresh or prepared sandwiches, salads, and meals;
iii. Refrigerated dairy products;
iv. Whole grain products; and
v. Other perishable healthy food items.
b. Fresh food display areas shall be prominently located and maintained in sanitary condition.
c. The applicant shall submit a Fresh Food Access Plan
demonstrating compliance, including product sourcing,
refrigeration capacity, and display layout.

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 560 of 574 6 d. Exception: This requirement may be waived by the Community Development Director upon demonstration that a full-service grocery store or market offering fresh produce is located within five hundred (500) feet of the fueling station site, or within the same commercial shopping center.

2. Maximum Convenience Store Size. Unless approved through a Conditional Use Permit (CUP), convenience stores associated with fueling stations shall not exceed four thousand (4,000) square feet of gross floor area.

3. Transparency and Architecture.
a. A minimum of forty percent (40%) of the building facade facing public streets shall consist of transparent windows or doors allowing views into and out of the building.
b. Building materials shall include a minimum of two (2) of the following:

Decorative masonry, stone, tile, stucco with reveals or texture, or other high-quality materials approved by the Community
Development Director.
c. Blank walls exceeding twenty (20) linear feet shall incorporate architectural relief through pilasters, offsets, window openings, or decorative architectural panels.

4. Public Amenities. All fueling stations shall provide the following on-site amenities:
a. Clearly marked trash and recycling receptacles at fueling islands and building entrances;
b. Air and Water. Free air and water for customers who purchase fuel; and
c. Restrooms accessible to the public during all hours of operation, maintained in sanitary condition.
d. When artwork is included and approved as an amenity, Indio Municipal Code Section 3.06.D.b (Art in Public Places) applies and the art in public places program allocation costs may be waived by the City Manager.

5. Maintenance Plan and Operational Standards.

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 561 of 574 7 a. At time of application, the applicant shall submit a Maintenance Plan prepared by the property owner or property manager.

Property owners and operators shall maintain fueling stations in accordance with the approved Maintenance Plan and shall adhere to the following standards at all times:
i. Landscape Maintenance:

A. All landscaping shall be maintained in a healthy,
thriving condition free of weeds, disease, and dead
plant material;
B. Automatic irrigation systems shall be maintained in
working order;
C. Trees shall be pruned in accordance with
International Society of Arboriculture (ISA) standards; D. Dead or diseased trees shall be removed and
replaced within sixty (60) days.
ii. Pavement and Hardscape:

A. Pavement shall be maintained free of cracks,
deterioration, and potholes;
B. Striping and pavement markings shall be maintained
in a clearly visible condition;
C. Permeable paving areas shall be cleaned and
maintained to preserve infiltration capacity.
iii. Building and Equipment:

A. Building facades, canopies, and architectural features shall be maintained free of peeling paint, rust, graffiti, or deterioration;
B. Fuel dispensers and associated equipment shall be
maintained in a clean, operational condition;
C. Lighting fixtures shall be maintained in working order with burned-out bulbs replaced within seven (7) days.
iv. Signage

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 562 of 574 8 A. All signage shall be maintained in good condition, free of damage, fading, or disrepair;
B. Obsolete or damaged signs shall be removed or
replaced within thirty (30) days;
C. All requirements regarding sign regulations contained in Chapter 3.05 including standards for window signs.
v. Trash and Litter
A. Site shall be kept free of litter, debris, and trash; B. Trash receptacles shall be emptied regularly and
maintained in sanitary condition.

6. Electrical Vehicle Charger.
a. A minimum of one (1) electric vehicle charging station and electric vehicle supply equipment shall be required regardless of the number of parking spaces provided on the fueling station site.

This requirement exceeds any requirements set forth in the California Green Building Code and all Building Codes relating to design, construction and placement apply.

F. Exception Process.

1. Authority to Grant Exceptions. The Planning Commission may grant an exception to the Corridor and Area Restrictions set forth in Subsection C.2 only through approval of a Conditional Use Permit that includes findings supported by substantial evidence as required by this subsection.

2. Required Findings. An exception permit may be granted only upon finding all of the following:
a. Market Demand and Economic Analysis. A market and economic feasibility study, prepared by a qualified independent consultant retained by the applicant and approved by the Community Development Director, demonstrates:
i. Quantified fuel demand based on current traffic counts, population projections, and vehicle miles traveled (VMT) data specific to the market area;
ii. Comprehensive analysis of existing fueling station capacity, utilization rates, and service level;

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 563 of 574 9 iii. Documentation through spatial analysis that the proposed location serves an underserved market area with inadequate access to fueling facilities;
iv. Demonstration that approval will not result in economic displacement or closure of existing fueling stations within one thousand (1000) feet; and
v. Analysis of future trends in fuel demand accounting for electric vehicle adoption rates and State zero-emission vehicle mandates.
b. General Plan Consistency. The proposed fueling station is consistent with the goals, policies, and land use designation of the General Plan, and specifically advances General Plan policies related to economic development, air quality, and community design;
c. No Significant Adverse Impacts. Based on site-specific analysis, the proposed use will not create significant adverse impacts on traffic circulation, air quality, noise, lighting, or surrounding land uses, or any such impacts can be mitigated to less-thansignificant levels through enforceable conditions of approval; d. Superior Design and Environmental Performance. The proposal incorporates design features and operational practices that substantially exceed the minimum standards of this Section. e. Substantial Public Benefit: The proposal provides a substantial, demonstrable public benefit, which may include but is not limited to:
i. Improved access to fresh, healthy food in an identified food desert area as documented by USDA Food Access
Research Atlas or equivalent source;
ii. Provision of enhanced public amenities such as public plaza, community meeting space, public art, or transit facilities; iii. Meaningful contribution to affordable housing through development agreement or community benefits package;
iv. Services to a significantly underserved community with documented need; or
v. Other public benefits of equivalent value as determined by the Reviewing Authority.

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 564 of 574 10 3. Exception Not Available. No exception may be granted to:
a. The Intersection Limitation in Subsection C.1; or
b. The Minimum Spacing from Sensitive Receptors in Subsection C.3.
c. These standards are deemed essential for public health, safety, and welfare and may not be waived or reduced.

4. Processing Requirements. Applications for exception permits shall be processed as Conditional Use Permits pursuant to this Code, with review and recommendation by the Director and final action by the Planning Commission.
a. The applicant shall bear all costs including but not limited to:
i. Environmental review pursuant to the California
Environmental Quality Act (CEQA);
ii. Market and economic feasibility study preparation by qualified independent consultant;
iii. Public notice and hearing costs; and
iv. City staff review and processing costs.
b. The market study shall be peer-reviewed by a City-retained independent expert, at applicant's expense, prior to Planning Commission consideration.

G. Nonconforming Fueling Stations.

1. Legal Nonconforming Status. Fueling stations that were legally established prior to the effective date of this Section but do not conform to the location, development, or operational standards herein may continue to operate as legal nonconforming uses, subject to the provisions of this Code and this subsection.

2. Continuation of Use. Legal nonconforming fueling stations may continue to operate and conduct routine maintenance, repairs, and interior improvements without being required to conform to this Section, provided:
a. The use is not discontinued for a continuous period exceeding six (6) months; and
b. The nonconformity is not increased or expanded as described in Subsection G.3.

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 565 of 574 11 3. Limitations on Expansion and Modification.
a. Prohibited Expansions: Nonconforming fueling stations may not:
i. Add fuel dispensing positions or fueling islands;
ii. Expand the canopy footprint;
iii. Expand the fuel storage capacity; or
iv. Increase the convenience store gross floor area by more than ten percent (10%);
unless brought into full compliance with this Section or granted an exception permit pursuant to Section F.
b. Permitted Improvements: Nonconforming fueling stations may make the following improvements without triggering requirement to conform:
i. Routine maintenance, painting, and repairs;
ii. Replacement of fuel dispensers, underground storage tanks, or associated equipment with equivalent or improved
technology;
iii. Interior remodeling of a convenience store that does not expand gross floor area;
iv. Installation of EV charging equipment;
v. Landscape improvements; and
vi. Upgrades to comply with environmental, building, or fire code requirements.

4. Major Remodel Triggers Compliance. If a legal nonconforming fueling station undergoes a major remodel or expansion as defined in Subsection B.4, the entire site shall be brought into compliance with the landscaping, amenity, and maintenance standards of this Section to the maximum extent feasible as determined by the Community Development Director.

Location standards shall not apply to legal nonconforming stations undergoing major remodel unless the nonconformity is being expanded.

H. Vested Rights and Pending Applications. Nothing in this Section shall impair any vested property rights to develop property in accordance with prior

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 566 of 574 12 regulations. Rights vest when substantial work is performed and substantial liabilities are incurred in good faith reliance upon a validly issued building permit, pursuant to California common law and applicable statutes. Applications for fueling stations that were deemed complete and accepted for processing by the Community Development Director prior to effective date of this ordinance shall be processed under the regulations in effect at the time of application submittal, provided the application review proceeds with reasonable diligence, all required application materials are timely submitted, and any required fees are paid.

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 567 of 574

CITY OF INDIO

INDIO, CALIFORNIA
ORDINANCE NO. 1831

A SECOND EXTENSION OF URGENCY ORDINANCE OF

THE CITY COUNCIL OF THE CITY OF INDIO,

CALIFORNIA, PURSUANT TO CALIFORNIA
GOVERNMENT CODE SECTION 65858, EXTENDING FOR
A PERIOD OF SIXTY (60) DAYS THE INTERIM

MORATORIUM ON THE ESTABLISHMENT OR

EXPANSION OF GAS STATIONS ESTABLISHED BY
ORDINANCE NO. 1829
WHEREAS, the City of Indio (“City”) is a municipal corporation organized and operating under the laws of the State of California, with the authority to regulate land use within its boundaries pursuant to its police powers and the Planning and Zoning Law; and WHEREAS, on December 3, 2025, the City Council adopted Ordinance No. 1828, an urgency ordinance establishing a forty-five (45) day moratorium on the establishment, expansion, or intensification of gas stations within the City; and WHEREAS, on December 17, 2025, the City Council adopted Ordinance No. 1829, an urgency ordinance establishing a ninety (90) day moratorium on the establishment, expansion, or intensification of gas stations within the City; and
WHEREAS, Ordinance No. 1829 was adopted to address compatibility concerns regarding gas stations, particularly their proximity to residential neighborhoods and sensitive uses such as schools and parks, and to prevent the frustration of contemplated updates to the City's General Plan and zoning regulations; and
WHEREAS, Section 4 of Ordinance No. 1828 directed the City Manager or designee to evaluate the number and location of gas stations, study fueling demand, and develop proposed amendments to the City’s land use regulations regarding siting and spacing; and WHEREAS, City staff has commenced the study and review directed by Ordinance No. 1829, but additional time is required to comprehensively evaluate the data and draft appropriate regulatory amendments; and
WHEREAS, Ordinance No. 1829 is scheduled to expire ninety (90) days after its adoption, unless extended by the City Council in accordance with California Government Code Section 65858; and
WHEREAS, Government Code Section 65858(a) authorizes the City Council to extend an interim urgency ordinance for a specified period of time, provided that the extension is adopted by a four-fifths (4/5) vote and follows notice and a public hearing; and

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 568 of 574 WHEREAS, notice of the public hearing on this extension was given as required by law, and the City Council conducted a public hearing on March 4, 2026 to consider the extension of the moratorium.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO DOES ORDAIN AS FOLLOWS:

SECTION 1. FINDINGS.

The City Council hereby finds and determines that the above recitals are true and correct and incorporates them herein as substantive findings in support of this Ordinance. In addition, the City Council specifically finds:

A. There continues to be a current and immediate threat to the public health, safety, and welfare, in that the approval of additional gas stations or the expansion of existing stations under current regulations would likely result in land uses that are incompatible with surrounding neighborhoods and inconsistent with the General Plan and zoning amendments currently being studied.

B. The approval of additional entitlements for gas stations during the extended moratorium period would result in that threat to public health, safety, or welfare by allowing development that may conflict with the City’s long-term objectives for public safety and land use compatibility.

C. The City has taken substantial steps to alleviate the condition which led to the adoption of the moratorium, including initiating the studies described in the written report issued pursuant to Government Code Section 65858(d), but additional time is necessary to complete the planning process and adopt permanent regulations
SECTION 2. MORATORIUM EXTENDED.

Pursuant to Government Code Section 65858, the interim moratorium established by Ordinance No. 1828, and extended by Ordinance 1829, is hereby extended for an additional period of sixty (60) days. During this extended period, the prohibitions, regulations, and provisions set forth in Ordinance No. 1828 shall remain in full force and effect.

SECTION 3. CONTINUED EXEMPTIONS.

This Ordinance extends the exemptions provided in Section 5 of Ordinance No. 1828.

SECTION 4. SEVERABILITY.

If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it

Review of draft amendments to the Unified Development Code (UDC) relatin... Page 569 of 574 would have adopted this Ordinance and each section, subsection, sentence, clause, and phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases be declared invalid or unconstitutional.

SECTION 5. CEQA.

The City Council finds that this Ordinance is not a “project” or is otherwise exempt from the California Environmental Quality Act (“CEQA”) and State CEQA Guidelines (Title 14, California Code of Regulations) under Section 15060(c)(2), because the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment.

SECTION 6. EFFECTIVE DATE; DURATION; EXTENSION.

This Ordinance is adopted as an urgency measure extension pursuant to Government Code Section 65858 and shall take effect immediately upon its adoption by at least a four-fifths (4/5) vote of the City Council. This extension shall expire sixty (60) days from the expiration of the initial 90-day period established by Ordinance No. 1829, unless further extended by the City Council in accordance with Government Code Section 65858.

PASSED, APPROVED, AND ADOPTED this 4th day of March, 2026, by the following vote:

YES:

NOES:

ABSENT:

ABSTAIN:
____________________________
Elaine Holmes, Mayor
ATTEST:
_______________________________
Sabdi Sanchez, Director of City Clerk Services
APPROVED AS TO FORM:
_______________________________
Steven Graham Pacifico, City Attorney

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Review of draft amendments to the Unified Development Code (UDC) relatin... Page 572 of 574 Impacts of a State and Local Bans on
New Construction and Upgrades

TO FUELING ESTABLISHMENTS IN CALIFORNIA
In view of growing interest by environmental advocates in banning new or upgraded fueling establishments in California, Capitol Matrix Consulting was commissioned by the California Fuels and Convenience Alliance to (1) analyze the various contributions the Fueling and Convenience industry, and (2) discuss the impacts that widespread local bans or a statewide ban would have on California.

Included here are CMC’s main findings.
10,423
fueling establishments
in California
8,900 (about 85 percent)
are connected to convenience
stores
66,000
workers
directly
employed
59,000
jobs
indirectly
supported
$5.7
billion
in wages
annually
$15.0 billion
gross state product
annually
Nearly $10 billion
paid in taxes to state and local governments in California, supporting roads, transit, schools and other state and local government services INDUSTRY’S ECONOMIC FOOTPRINT

ENTREPRENEURIAL OPPORTUNITIES FOR SMALL BUSINESS OWNERS 61 percent
of the owners are first generation, foreignborn immigrants – the highest of any industry in the U.S.

About 60 percent
of gasoline establishments are operated by
owners that own just one station.

Over 95 percent
of fueling establishments
in California are operated
by small business owners
of branded franchisee
gasoline establishments or
of independent gasoline
establishments.
1 Stations
Owned
2-10
11-100
100-
500
Over
500
Gas
Stations
Accommodations
and Food
Service
Personal
Services
All Retail
61%
36%
31%
24%

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CURRENT BENEFITS TO MOTORING PUBLIC
Provides the motoring public with
convenience, reliability, choices of
brands and pricing points, and the ability
to save time by combining fueling with
other purchases. “Range anxiety” is never a
problem, due the state’s welldeveloped network of stations.

Fuel cell electric vehicles, powered by hydrogen,
are a logical alternative for the millions of
California families living in apartments where there is a lack of dedicated space and electrical infrastructure for overnight charging of electric vehicles.

California’s fueling stations are well
positioned to dispense hydrogen

FUTURE BENEFITS TO THE MOTORING PUBLIC
Yet as of early 2023 the state had only 63 operating
hydrogen dispensing retail stations in place.

ENACTED AND

PROPOSED BANS ON

FUELING STATION

CONSTRUCTION AND

UPGRADES
As of early 2023, 8 cities in Sonoma, Napa, and Marin
Counties, as well as the County of Sonoma, have enacted fueling station bans.

Other local governments are considering such bans, and
Legislation has been introduced that would require the
state to study the feasibility of phasing out existing gasoline stations across the state.

NEGATIVE CONSEQUENCES OF SUCH BANS
Loss of jobs,
income and
small business
ownership
opportunities
in the fueling
and convenience
industry.

Loss of fueling
options for
consumers,
adding time
and vehicle
miles traveled
for refueling
activities.

Loss of
opportunity to
convert fueling
establishments
to dispensers
of hydrogen,
electrical
charging, and
other alternative
fuels.

Less
competition
and higher
prices for
gasoline during
the energy
transition,
especially in
growing regions
of the state.
2520 Venture Oaks Way, Suite 100
Sacramento, CA 95833
(916) 646-5999
cfca.energy
Renewable fuels made from agricultural
feedstocks, such as soybean or canola oil,
sharply reduce net CO2 emissions from
transportation and can play a major role in
California’s energy transition.
….and renewable fuels
Examples include renewable diesel,
gasoline, and natural gas.

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