Indio City Council
September 16, 2026

April 2026

2.2.3 Public Transit
Sunline Transit routes provide regional connections to neighboring cities and local circulation routes within the City of Indio. The local transit northbound loop within the City of Indio is Transit Route No. 8 (formerly Routes 80, 81, 90 & 91). An accessible bus stop with service on Transit Route No. 8 is located on Showcase Parkway, approximately a quarter mile east of Monroe Street. The route operates in a counterclockwise direction along Jackson Street up to Avenue 42. Service frequency is 60 minutes.

Travel time around the loop is approximately 50 minutes.

Sunline Transit Route No. 8

2.3 Grading
The site’s natural topography is relatively flat. No unusual grading conditions are present, and substantial import or export of earth materials is not expected. The primary objectives of the grading plan are to provide stable development pads for construction, balance the cut and fill grading quantities on-site, and meet City of Indio building standards and acceptable infrastructure gradient requirements.

The grading plan is shown in Figure 2-5, Conceptual Grading Plan.

2.4 Landscape and Green Space
The Oasis at Indio landscaping and green space plan aims to achieve visual appeal, soften site design, promote compatibility, provide screening, and control stormwater runoff. Mindful of the environment and California’s resources, the Specific Plan Area incorporates a desert-friendly landscape palette with low-water usage in compliance with the City’s Water Efficient Landscape Ordinance. Refer to Chapter 4, Objective Design Standards and Guidelines, for detailed information on landscape design.

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Landscaping occurs throughout the Specific Plan Area, but most prominently along the various roadways and site frontage entryways. Street corners include multiple layers of landscaping and identification monuments. Streetscape landscaping combines evergreen and deciduous trees, shrubs, and groundcovers to create a sustainable and visually pleasing experience for pedestrians and passing motorists. Creative solutions along the southern boundary of “A” Street include berms, multiple layers of landscaping, and the use of decorative walls. An enhanced landscape transition zone along the northern boundary of “A” Street would provide passive pedestrian uses and serve as a retention facility.

See Chapter 4 Objective Design Standards and Guidelines.

Retention basins along Street “A” would be planted with a living desert landscape palette utilizing layers of large, canopied evergreen shade trees, shrubs, and semi-tropical flowering plants to create a natural low-water landscape with a variety of shapes, intriguing color palettes, and textures.

The retention basins proposed along the southern boundary of PA 4 would create an open space buffer between the industrial use and Interstate 10.

2.5 Infrastructure and Utilities
Buildout of The Oasis at Indio Specific Plan requires the installation of water, sewer, drainage, and other utility infrastructure, as described in this section. All utility infrastructure improvements shall be constructed in accordance with applicable City of Indio design standards and specifications.

2.5.1 Water
The potable water provider for the Specific Plan Area is served by Indio Water Authority (IWA). As shown on Figure 2-7, Conceptual Water Infrastructure Plan, an existing 24-inch water main underlying Avenue 42 and an existing 14-inch water main underlying Monroe Street will be used to serve the Specific Plan. A new public 18-inch water line will underlie ”A” Street and underlie the access easements north of ”A” Street connecting to the off-site water main that underlies Monroe Street and Avenue 42.

This project would be required to pay the IWA Water Impact Fees in addition to the Supplemental Water Supply Fees.

2.5.2 Wastewater
Valley Sanitary District (VSD) is the sanitary sewer provider for the Specific Plan Area. As shown on Figure 2-8, Conceptual Sanitary Sewer Infrastructure Plan, an existing 27-inch sewer main at the intersection of Monroe Street and Avenue 42. As the specific plan builds out, sewer capacity in the adjacent off-site mains will need to be assessed. Improvements could include a new 12-18-inch sewer main in Monroe from the intersection of Avenue 42 into “A” Street or extending two mains, one 10-18 along the project frontage in Avenue 42 along with a 10-12-inch sewer main from Monroe along “A” Street. The ultimate sewer system required will be reviewed with VSD and will be based on the project needs. Sewer stub outs will be provided for future connections.

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2.5.3 Stormwater Drainage and Flood Control
The City maintains local drainage facilities and generally directs runoff from local streets to regional stormwater channels, which are constructed, operated, and maintained by the Coachella Valley Water District (CVWD). The main regional flood control facility in the City of Indio is the Coachella Valley Stormwater Channel, which meanders through the City in a west-to-east direction, partially along the Interstate 10 Freeway. In addition, the Thousand Palms Stormwater Channel is located along the property’s west boundary and directs stormwater from the Sun City Shadow Hills community. The Channel is currently unimproved, and CVWD is currently proceeding with the channel lining project. The local storm drain system consists of gutters, engineered storm drains, and channels.

Natural drainage of the site occurs from the northwest to the southeast. Each planning area will manage stormwater independently in conjunction with development. The drainage concept is to provide numerous site-specific pick-up points to channel storm water from non-permeable areas via a combination of private streets, overland flows, and storm drain systems and convey it to the nearest retention basin.

Retention basins are conceptually proposed along “A” Street and the southern boundary of PA 4. These retention basins are designed to comply with City engineering standards by providing sufficient capacity to contain the incremental increase in onsite flows (existing vs. developed condition) from a 100-year storm event rather than increasing or concentrating runoff to downstream properties. They will also serve a secondary function of capturing and containing pollutants that are washed off roads and driveways. See Figure 2-9, Conceptual Drainage Infrastructure Plan.

2.5.4 Dry Utilities
Electric service for the Specific Plan Area is provided by the Imperial Irrigation District (IID). Existing overhead electric lines are located on above-ground utility poles and currently extend in an east-west direction along the south side of Avenue 42 and a north-south direction transecting through the Specific Plan Area. These overhead utility lines support both 12.5 kV local distribution and 92 kV regional transmission lines. In conjunction with the development of the Specific Plan Area, new conduits and switch vaults would be installed, and overhead utility lines may be undergrounded by the developer where appropriate based on size/capacity in accordance with applicable public utility standards and specifications and to the satisfaction of the City of Indio Public Works Engineer. Transmission lines will remain above ground due to their high voltage.

As part of the development, a crucial component is the proposed onsite power sub-station. This substation will not only provide power to the project but will also contribute excess power to the community grid. This surplus power will significantly enhance the resilience of the electric system in the area, ensuring a reliable and stable power supply for the community.

Natural gas for the Specific Plan Area is served by Southern California Gas (SCG) Company. As shown in Figure 2-10, Conceptual Dry Utility Infrastructure Plan, an existing gas line underlies Monroe Street. New gas lines are planned to be installed to fully service the Specific Plan Area.

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2.5.5 Fiber Optics
The City of Indio has partnered with Magellan Advisors to develop a Fiber Master Plan to guide the development of reliable and cost-effective next-generation broadband. The Plan will develop strategies for enhancing broadband in the City of Indio to expand innovation and quality of life.

Connections to fiber optic networks do not currently exist within the Specific Plan Area. As the infrastructure needed to deliver these services is made accessible in the future, individual projects will have the opportunity to connect and make these services available.

2.5.6 Solid Waste
The City of Indio has agreements with Burrtec Waste and Recycling Services (Burrtec) for residential and commercial trash and recycling collection. Burrtec’s contract calls for solid waste to be transported to the Indio/Coachella Valley Waste Transfer Station in Coachella located approximately 5.5 miles southeast of the Specific Plan Area.

2.6 Public Services

2.6.1 Police
Police protection is provided by the City of Indio Police Department (IPD), located at 46800 Jackson Street. The IPD includes three divisions – Support Services Division, Field Services Division, and Investigative Services Division.

2.6.2 Fire
The Riverside County Fire Department provides the City of Indio fire protection and emergency services.

Four fire stations are located throughout the City to provide timely response and services. Fire Station 86 is the main headquarters of the Fire Administration and Prevention Offices. Fire Station 80 is the nearest station, approximately 2 miles north of the Specific Plan Area.

Table 2-3
Riverside County Fire Station Locations
Riverside County Fire Department Stations Approximate Distance to Specific Plan Area Indio Station #1:

Station 86 @ 46990 Jackson St.

3.5 Miles
Indio Station #3:

Station 88 @ 46621 Madison St.
3 Miles
Indio Station #4:

Station 80 @ 81025 Avenue 40
2 Miles
Indio Station 5:

Station 87 @ 42900 Golf Center Pkwy

2.5 Miles

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2.6.3 Schools
The Specific Plan is served by the Desert Sands Unified School District (DSUSD). Assigned schools include Ronald Reagan Elementary School, Desert Ridge Academy, and Shadow Hills High School.

2.6.4 Library Services
Library services are managed by the County of Riverside. The Indio Library, located at 200 Civic Center Mall, City of Indio, is a branch of the County of Riverside library system.

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Chapter 3 – Development Regulations

3.1 General Provisions
This section formally establishes the use restrictions and development standards (zoning) for The Oasis at Indio Specific Plan. The regulations provided herein work in concert with the guidelines set forth in Chapter 4, Objective Design Standards and Guidelines, of this Specific Plan to achieve the vision of The Oasis at Indio Specific Plan.

3.2 Land Use Descriptions
➢ Industrial: Is intended to accommodate a wide variety of employment-generating uses and protect these areas from incompatible uses. The Industrial Use District (PA 4) provides for offices, business and industrial parks, research and development, warehouses, distribution centers, light manufacturing, public and quasi-public uses, and supporting commercial uses. ➢ Mixed‐Use: A complementary mixture of land uses including commercial, retail, services, office, and residential uses that are part of an integrated single development, either by parcel or within a district. Land uses may be arranged vertically in one or multiple-story buildings or horizontally within separate buildings on a lot, site, or parcel.
➢ Multi-Family Residential: Medium- to high-density residential development, with densities up to 50 units per acre. Housing types may include duplexes, triplexes, fourplexes, townhomes, and multi-story apartments. The purpose of the provisions in this section is to contribute toward an urban environment of stable and desirable characteristics that are harmonious with existing and future development.

3.3 Definition of Terms
The meaning of words, phrases, titles, and terms shall be the same as provided in the City of Indio Unified Development Code, unless otherwise specifically defined in this Specific Plan. ➢ Agricultural Technology and Indoor Farming Facility: A facility used for the cultivation, propagation, or production of plants or agricultural products within an enclosed or controlled environment, including the use of hydroponics, aeroponics, vertical farming, controlledenvironment agriculture, automated growing systems, and similar agricultural technologies. The use may include associated research, processing, packaging, storage, and office areas that are incidental to the primary agricultural operation. This use excludes cannabis cultivation. ➢ Business Incubators and Accelerators: A facility that provides workspace, business support services, mentoring, training, networking, shared equipment, or other resources to assist new, emerging, or growing businesses. The use may include offices, collaborative workspaces, meeting and training areas, laboratories, and other facilities incidental to the operation of the incubator or accelerator.

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➢ Creative Media and Digital Industry Uses: A facility used for the creation, development, production, editing, recording, or distribution of digital media and creative content, including film, television, video, audio, music, animation, gaming, virtual or augmented reality, digital design, and similar media or technology-based creative activities. The use may include studios, production and recording facilities, editing and post-production areas, offices, and ancillary support spaces.
➢ Digital Outdoor Advertising Display: An off-premises advertising sign that utilizes electronic or digital technology to present copy in the form of static images, which may be changed at fixed intervals by electronic means.
➢ Entertainment and Performance Venue. A facility where entertainment, performances, immersive experiences, or audiovisual presentations are provided as the primary use, including live or recorded music, theatrical performances, interactive or immersive entertainment, and similar activities. Ancillary food and beverage service and other activities incidental to the primary entertainment use are allowed.
➢
➢ Landscape Treatment: Living vegetation (trees, shrubs, ground cover, lawns, vines) and structural elements (fences, walls, berms, trellises) designed to enhance aesthetics, provide buffering or screening of functional areas, support site functionality, and complement the surrounding environment.
➢ Medical and Life Sciences Facilities: A facility used for research, development, testing, analysis, or production related to medical, biomedical, pharmaceutical, biotechnology, or life sciences applications. The use may include laboratories, research and development areas, offices, testing facilities, and associated support areas.
➢ Mixed‐Use Building: A structure containing residential and commercial uses, including live/work, or two types of commercial uses (retail, services, and office). ➢ Outdoor Dining: Extension of services of an existing restaurant or eating/drinking establishment to be provided on the public sidewalk or private common area adjacent to and within the confines of any frontage of that portion of the building where the restaurant use is situated. ➢ Pedestrian Zone: An area comprised of a pedestrian walkway and planting area with continuous or intermittent trees, shrubs, or planters adjacent to a development parcel. ➢ Regular Outdoor Events: Events that have equal amounts of time between them, so that they happen, for example, at the same time each day, week, or month. ➢
➢ Sporadic Events: Events that occur infrequently, irregularly, or occur in scattered instances. ➢ Sports Entertainment Facility: A facility providing sports or recreation activities as the primary use, including facilities that combine sports or recreational activities with entertainment, food and beverage service, social or gathering areas, or similar ancillary activities. Activities may occur indoors or outdoors. Examples include indoor golf or sports simulators, pickleball facilities, and similar sports-oriented entertainment establishments.

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➢ Static Billboards: Non-moving and non-illuminated displays, typically made of printed vinyl or paper, often referred to as bulletins (large highway signs) or posters (smaller, local road signs). ➢ Technology Innovation Center: A facility that supports the development, testing, demonstration, and commercialization of emerging technologies and innovative products or services. The use may include research and development areas, laboratories, demonstration and testing spaces, collaborative workspaces, training and meeting facilities, offices, and other ancillary uses.

3.4 Performance Standards

3.4.1 Security
Residential units within a mixed-use development shall be designed to ensure residents’ security by providing secured entrances and exits that are separate from the non‐residential uses and are directly accessible to parking areas. Non‐residential and residential uses shall not have common entrance hallways or common balconies. Shared or common residential entrances shall automatically lock upon closing.

3.4.2 Noise and Ventilation
Residential units shall comply with the City’s Noise Ordinance, which may include design to limit the interior noise caused by non-residential uses, overhead flights, and/or freeway adjacency to a maximum of forty‐five (45) db in any habitable room with windows closed. Proper design may include, but not be limited to, building orientation, sound‐rated windows, wall and ceiling insulation, and orientation and insulation of vents. Where windows must be closed to achieve the required level, means shall be provided for ventilation/cooling to provide a habitable environment.

3.4.3 Air Contaminants
Uses, activities, and processes shall not operate in a manner that emits excessive dust, odor, fumes, smoke, or particulate matter unless authorized under Federal, State, or local law. Sources of air emissions shall comply with all rules established by the Environmental Protection Agency (Code of Federal Regulations, Title 40), the California Air Resources Board, and the South Coast Air Quality Management District (SCAQMD). The City shall consult, when appropriate, with SCAQMD to determine which uses shall be equipped with emission-control devices or measures to preclude fugitive dust and particulate emissions from the site. Such devices or measures shall be approved by SCAQMD before issuance of a building permit or other approval authorizing construction activities. The owner shall maintain all devices.

3.4.4 Limitations on Use within a Mixed-Use Development Any activity or use as determined by the Community Development Director not to be compatible with residential uses in a mixed-use development and/or to have the possibility of affecting the health or safety of residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or create a hazard because of materials, processes,

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products, or wastes, shall not be permitted within any mixed-use development. This includes but is not limited to storing or shipping flammable liquids or hazardous materials beyond what is usually associated with residential use, such as welding, machining, or open flame work.

3.4.5 Maintenance
All properties within the Specific Plan Area shall be kept and maintained in a clean, neat, orderly, operable, and usable condition. This requirement applies to buildings, paving, fences, walls, landscaping, and any other structure or feature on the site.

3.4.6 Hours of Operation
The hours of operation for commercial/retail uses in a mixed-use development shall be no earlier than 7:00 a.m. and no later than 10:00 p.m. daily, unless modified by an administrative or conditional use permit. The hours of operation for industrial warehouse use may operate 24 hours daily.

Loading and Service Activities: Loading, unloading, and all service and maintenance activities shall be conducted within the hours of operation noted above.

Construction hours of operation: It shall be unlawful for any person to operate, permit, use, or cause to operate construction equipment outside the hours listed below. However, the Community Development Director and/or City Engineer shall have the authority to allow alternative hours for construction as needed.

Construction Hours Pacific Standard Time Pacific Daylight Time Monday through Friday 7:00 a.m. through 6:00 p.m. 6:00 a.m. through 6:00 p.m.

Saturday 8:00 a.m. through 6:00 p.m. 7:00 a.m. through 6:00 p.m.

Sunday and Government Holidays 9:00 a.m. through 5:00 p.m. 9:00 a.m. through 5:00 p.m.

3.4.7 Lighting
Lighting for nonresidential uses shall be appropriately designed, located, and shielded to ensure that it does not negatively impact the residential units in the development or any adjacent residential uses and shall comply with Indio Unified Development Code (IUDC) Section 3.02.11 Outdoor Lighting.

3.5 Permitted Uses
This section identifies the permitted, conditional, and accessory uses within the Specific Plan Area. Uses listed in the table are subject to the permit criteria referenced.

The Land Use Districts identified in Figure 2‐1 provide a visual representation of the preferred location of various potential uses, to guide the City during review of development proposals. The Specific Plan includes two primary land use districts: Mixed-Use and Industrial. Residential and commercial/retail land uses allow for both horizontal and vertical mixed‐use on individual parcels, as well as stand‐alone uses, as permitted by Table 3‐1, Land Use Matrix, below.

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Uses identified by:
➢ “P” is permitted by right in the designated land use district, subject to compliance with all applicable provisions of The Oasis at Indio Specific Plan development standards. ➢ “AUP” is permitted in the designated land use district following consideration by the Director to ensure that the use can be designed, located, and operated in a manner that will not interfere with the use and enjoyment of surrounding properties. An AUP is subject to the filing of an Administrative Use Permit in accordance with the requirements of the City of Indio Unified Development Code, Section 6.04.04 Use Permits.
➢ “CUP” is permitted in the designated land use district following consideration by the Planning Commission to ensure that the use can be designed, located, and operated in a manner that will not interfere with the use and enjoyment of surrounding properties. A CUP is subject to filing a Conditional Use Permit per the requirements of the City of Indio Unified Development Code, Section 6.04.04 Use Permits.
➢ “TUP” is used for an event, activity, or use on a short-term basis. Such use is permitted in conjunction with filing a Temporary Use Permit per the requirements of the City of Indio Unified Development Code, Section 6.04.05 Temporary Use Permits. ➢ “A” is permitted by right as an ancillary use in conjunction with the property’s primary permitted or conditionally permitted use.
➢ “—“ is not allowed within the designated land use district.

Any use not included shall be considered prohibited unless deemed to be similar to an allowable use as interpreted by the Community Development Director or his/her designee.

Where there are special development standards or regulations, the applicable Indio Unified Development Code (IUDC) section is identified, as indicated in the Additional Notes column of the Land Use Matrix. Planning Review Applications shall be processed in accordance with Chapter 5 herein.

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Table 3-1
Land Use Matrix
P = Permitted; AUP = Administrative Use Permit; CUP = Conditional Use Permit; TUP = Temporary Use Permit; A = Ancillary Use; -- = Not Permitted
Use1
Land Use District
Mixed-Use Industrial Additional Notes
Agriculture and Animal Keeping Uses
Agricultural Support, Sales, Service, and
Storage -- P
Agricultural Technology and Indoor
Farming Facility -- P
Aquaculture -- AUP
Animal Raising and Keeping, Domestic
Pets A -- See IUDC Ch. 4.04 (Animal Keeping)
Community Garden A A
Greenhouse, Private P P
Private Garden A A
Automobile and Vehicle Uses2
Auto and Vehicle Rental CUP --
See IUDC Ch. 4.05 (Automotive Service
and Repair/Fueling Stations)
Auto and Vehicle Sales, New CUP --
Auto and Vehicle Sales, Used CUP --
Auto and Vehicle Sales and Rental, Large
Vehicles and Equipment -- AUP
Auto and Vehicle Services and Repair –
Major -- CUP
See IUDC Ch. 4.05 (Automotive Service
and Repair/Fueling Stations)
Auto and Vehicle Services and Repair –
Minor CUP AUP
See IUDC Ch. 4.05 (Automotive Service
and Repair/Fueling Stations)
Auto and Vehicle Washing and Detailing AUP A
Fueling Stations AUP AUP See IUDC Ch. 4.05 (Automotive Service and Repair/Fueling Stations)
Truck Stop/Fueling Station CUP AUP See IUDC Ch. 4.05 (Automotive Service and Repair/Fueling Stations)

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Table 3-1
Land Use Matrix
P = Permitted; AUP = Administrative Use Permit; CUP = Conditional Use Permit; TUP = Temporary Use Permit; A = Ancillary Use; -- = Not Permitted
Use1
Land Use District
Mixed-Use Industrial Additional Notes
Cannabis-Related Uses
Cannabis Cultivation, Personal P --
Personal indoor cultivation of 6 or fewer
live cannabis plants within a single private
residence or inside an accessory structure
located upon the grounds of a private
residence that is a fully enclosed and a
secure structure is permitted per Chapter

4.07 (Cannabis Activity). Outdoor personal
cultivation of live cannabis plants is
prohibited.

Cannabis Retailer, Microbusiness, or
Dispensary P -- See Chapter 4.06 (Cannabis Activity)
Eating and Drinking Establishments and Entertainment Uses Bar/Nightclub/Lounge CUP P
Brewpub/Taproom/Wine Bar/Micro
distillery CUP P
Cinema/Theater/Performing Arts Center P P
Drive-Through, Non-Restaurants
(Accessory) A --
Entertainment and Performance Venue CUP CUP
Live Entertainment as Accessory Use,
Indoors (Accessory) A A
See IUDC Section 4.27.02 (Temporary
Uses)
Live Entertainment as Accessory Use,
Outdoors (Accessory)

A, AUP,
TUP

A, AUP,
TUP
Regular outdoor events as an accessory
use require an AUP. Sporadic events
require a TUP (See IUDC Chapter 4.27
(Temporary Uses).

Outdoor Dining (Accessory) A A
Restaurant, Dine-In and Take-Out P P
Restaurant, Drive-Through P --
Sports Entertainment Facility CUP CUP

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Table 3-1
Land Use Matrix
P = Permitted; AUP = Administrative Use Permit; CUP = Conditional Use Permit; TUP = Temporary Use Permit; A = Ancillary Use; -- = Not Permitted
Use1
Land Use District
Mixed-Use Industrial Additional Notes
Industrial and Manufacturing Uses
Aerospace Manufacturing -- P
Agricultural Technology and Indoor
Farming Facility -- P
Artisan Manufacturing/Makers Space AUP P
Brewery/Distillery/Winery - without
tasting room or > 10,000 sf -- P
Brewery/Distillery/Winery - with tasting
room and <10,000 sf CUP P
Clean Technology Manufacturing -- P
Construction and Materials Yards -- AUP
Data Centers and Digital Infrastructure
Facilities -- --
Drone Logistics Hubs -- P
Electronics Manufacturing -- P
Food or Beverage Manufacturing -- AUP
Indoor Warehousing, Storage,
Wholesaling, and Distribution -- P
Manufacturing/Processing, Light -- P
Micro-fulfillment Centers -- P
Outdoor Storage (Primary Use) -- AUP See IUDC Ch. 4.20 (Outdoor Storage) Outdoor Storage (Accessory) A A See IUDC Ch. 4.20 (Outdoor Storage) Sustainable Materials Manufacturing -- P
Technology Fabrication and Assembly
Facilities -- P
Tech Device Refurbishment and Recycling
Centers -- P
Urban Agriculture and Controlled
Environment Farming (including, but not
limited to, hydroponics, aquaponics,
aeroponics, vertical farming, rooftop
greenhouses, modular container farming,
-- P

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Table 3-1
Land Use Matrix
P = Permitted; AUP = Administrative Use Permit; CUP = Conditional Use Permit; TUP = Temporary Use Permit; A = Ancillary Use; -- = Not Permitted
Use1
Land Use District
Mixed-Use Industrial Additional Notes
and other high-tech or indoor food
production systems)
Lodging
Bed and Breakfast CUP --
Lodging – Hotels/Motels/Extended Stay3 P --
Recreation, Education, and Public Assembly Uses
Instructional Services, <= 5000 sf P P
Instructional Services, > 5000 sf P P
Trade schools and workforce training
centers
P P
Research and Development
Business Incubators and Accelerators --P P
Corporate Campuses -- P
Logistics Innovation Labs -- P
Medical and Life Sciences Facilities -- P
Research and Development Campuses -- P
Technology Innovation Centers -- P
Residential Uses
Accessory Dwelling Unit (ADU) & Junior
Accessory Dwelling Unit (JADU) A --
Per IUDC Ch 4.02 (Accessory Dwelling
Units)
Child Day Care in a Home, Small AUP --
See IUDC Ch. 4.09 (Child Day Care in a
Home (Small and Large) and Day Care
Centers)
Home Occupation A -- See IUDC Ch. 4.15 (Home Occupations) Cottage Food Operation A/AUP --
See IUDC Ch. 4.11 (Cottage Food
Operations)
Live/Work P -- See IUDC Ch. 4.16 (Live/Work)
Residential Care Facilities, Large CUP --
Residential Care Facilities, Small P --
Multi-Family Dwelling, Triplex/Quadplex P --
Multi-Family Dwelling, ≥ 5 Units P --

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Table 3-1
Land Use Matrix
P = Permitted; AUP = Administrative Use Permit; CUP = Conditional Use Permit; TUP = Temporary Use Permit; A = Ancillary Use; -- = Not Permitted
Use1
Land Use District
Mixed-Use Industrial Additional Notes
Single-Room Occupancy CUP --
Small-Lot Detached Single-family P See IUDC Sections 2.03.04 and 2.03.05 Supportive Housing CUP --
Transitional Housing CUP --
Yard Sales (Temporary) P --
See IUDC Section 4.27.02 (Temporary
Uses)
Retail, Service, and Office Uses
Alcohol Sales, Off-Sale CUP P
Animal Sales and Services P --
ATM (Accessory Use) A --
Banks, Financial, and Savings and Loan
Institutions P --
Building Materials Sales and Services AUP P
Business Support Services AUP P
Convenience Market P --
Creative Media & Digital Industry Uses P P
Food Preparation, Commercial P P
Fortunetelling, Palm and Card Reading P --
Funeral Homes and Mortuaries P P
General Retail ≤ 25,000 sf P P
General Retail/Superstore > 25,000 P P
Grocery Store P P
Kennels/Boarding, Commercial P P
Kiosk/Outdoor Vending P --
Laundromat P --
Massage Establishment, Accessory Use A --
Massage Establishment, Stand-Alone CUP --
See IUDC Ch. 4.18 (Massage Establishment
(Stand-alone))
Medical Services, Extended Care AUP AUP

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Table 3-1
Land Use Matrix
P = Permitted; AUP = Administrative Use Permit; CUP = Conditional Use Permit; TUP = Temporary Use Permit; A = Ancillary Use; -- = Not Permitted
Use1
Land Use District
Mixed-Use Industrial Additional Notes
Medical Services,
Medical/Dental/Holistic/Clinic P P
Medical Services, Urgent Care P P
Mini-Storage Warehousing or Facility -- AUP See IUDC Ch. 4.19 (Mini-Storage Warehousing or Facility)
Neighborhood Market P P
Nursery/Garden Center P P
Offices, Processing P P
Offices, Professional/Administrative P P
Offices, Service P P
Outdoor Display (Accessory) A A
Pawnshop CUP -- See IUDC Ch. 4.21 (Pawnshops)
Personal Services P P
Research and Development AUP P
Christmas tree sales, sidewalk and parking
lot sales, seasonal sales, etc. TUP TUP See IUDC Section 4.27.02 (Temporary Uses) Smoke Shops P -- See IUDC Ch. 4.24 (Smoke Shops)
Smoking Lounge P --
Tattoo/Body Art/Piercing P --
See IUDC Ch. 4.25 (Tattoo/Body Art/
Piercing Establishment)
Resale/Consignment/Thrift Shop P --
See IUDC Ch. 4.23 (Resale/ Consignment/
Thrift Shops)
Veterinary Hospitals P P
Utility, Transportation, and Communication Uses
Communications, Facilities within Buildings AUP P
Communications, Telecommunications
/Large Commercial Antennas AUP/CUP AUP/CUP
An AUP or CUP is required, depending on
the design and height of the large
commercial antenna, as regulated by
Section 4.26.03 (Large Commercial
Antennas). See IUDC Ch. 4.26
(Telecommunications/Wireless Facilities)
Communications, Telecommunications /
Small Wireless Facilities P P
See IUDC Ch. 4.26 (Telecommunications/
Wireless Facilities)

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Table 3-1
Land Use Matrix
P = Permitted; AUP = Administrative Use Permit; CUP = Conditional Use Permit; TUP = Temporary Use Permit; A = Ancillary Use; -- = Not Permitted
Use1
Land Use District
Mixed-Use Industrial Additional Notes
Electric Vehicle (EV) or Alternative Fueling
Stations -- P
Freeway-Oriented Digital Outdoor
Advertising Display CUP CUP
In accordance with Section 3.8 (FreewayOriented Digital Outdoor advertising display)
Freight / Trucking Facility -- AUP
Light Fleet-Based Services -- P
Mobile Recycling Unit AUP A
Parking Lots and Structures A/AUP P
Public Utilities, Minor AUP P
Renewable Energy System (Primary Use) CUP P
Renewable Energy System, BuildingMounted (Accessory) A A Renewable Energy System, Stand-Alone or
Ground Mounted (Accessory) A, AUP A
Reverse Vending Machine (Accessory) A A
Notes:

1. Uses shall be consistent with the criteria of the Bermuda Dunes Airport Compatibility Plan, including Table 3-2, Maximum Density/Intensity Calculations, and applicable County-wide criteria as may exist at the time of project review. Where the project is located in the Bermuda Dunes Airport Influence Areas, compatibility zones and regulations apply. See Appendix A.

2. All Automobile and Vehicle Uses within the Mixed-Use Districts in PA 2 and PA 3 shall be limited to parcels that abut and have direct ingress and egress via Monroe Street. No ingress or egress shall be allowed via Avenue 42.

3. All Lodging – Hotels/Motels/Extended Stay uses within the Mixed-Use District shall have direct ingress and egress via Monroe Street.

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Table 3-2
Maximum Density / Intensity Calculations
Residential
Densities ALUC Zone
• DU/AC1
Zone C: 0.2 (average parcel size ≥5.0 ac.)
Zone D: Two options are provided for residential densities in Compatibility Zone D.

Option (1) has a density limit of 0.2 dwelling units per acre (i.e., an average parcel size of at least 5.0 gross acres). Option (2) requires that the density be greater than 5.0 dwelling units per acre (i.e., an average parcel size less than 0.2 gross acres). The choice between these two options is at the discretion of the local land use jurisdiction. See Table 2B for an explanation of the rationale. All other criteria for Zone D apply to both options.

Zone E: No Limit
Non-Residential
Intensities
ALUC Zone
C D E Notes 2
• Average 75 100
No
Limit
The total number of people permitted on a project site at any time, except rare special events, must not exceed the indicated usage intensity times the gross acreage of the site.

Rare special events are ones (such as an air show at the airport) for which a facility is not designed and normally not used and for which extra safety precautions can be taken as appropriate.
• Single Acre 150 300
Clustering of non-residential development is permitted.

However, no single acre of a project site shall exceed the indicated number of people per acre. See Policy 4.2.5 for details.
• With Bonus 198 390
An intensity bonus may be allowed if the building design includes features intended to reduce risks to occupants in the event of an aircraft collision with the building. See Policy

4.2.6 for details.

Required Open Land 20% 10%
No
Req’t
Open land requirements are intended to be applied with
respect to an entire zone. This is typically accomplished as part of a community general plan or a specific plan but may also apply to large (10 acres or more) development projects.

See Policy 4.2.4 for the definition of open land.

Notes:

1. Usage intensity calculations shall include all people (e.g., employees, customers/visitors, etc.) who may be on the property at a single point in time, whether indoors or outside.

2. Although no explicit upper limit on usage intensity is defined for Zone E, land uses of the types listed—uses that attract very high concentrations of people in confined areas—are discouraged in locations below or near the principal arrival and departure flight tracks. This limitation notwithstanding, no use shall be prohibited in Zone E if its usage intensity is such that it would be permitted in Zone D.

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Chapter 3 Development Regulations

April 2026

3.6 Development Standards
The following standards establish the development criteria that shall apply within The Oasis at Indio Specific Plan Area.

Table 3-3
Development Standards1, 2 & 3
Standard
Mixed-Use District
Industrial Additional Comments/Regulations
MF
Residential MU COM
Lot and Density Standards
Max. Density
(Units/Gross
Acres)
50 --
See Indio Municipal Code Chapter 154 (Density
Bonuses and Other Incentives for Low-Income
and Senior Housing).

Min. Project Site 10,000 sf
Min. Lot
Width/Depth N/A N/A N/A
Max. NonResidential Floor
Area Ratio4

0.50 0.60
Max. Height
(ft)/Stories
60 ft/4
stories
60 ft/4
stories
60 ft/3
stories
Zone C: 70
65 ft
Zone D/E:
100 65 ft
Subject to the Bermuda Dunes Airport Land Use
Compatibility Plan.

FAA review would be required for any
structures with top of roof exceeding 127 feet
above mean sea level (AMSL).

Max. Height (ft) –
w Architectural
Features
70 ft ---
Max. Height (ft) -
Accessory
Building
30 ft --- --- ---
Min. Ground
Floor Height –
Non-residential
(Floor to Floor)
N/A 18 ft --- ---
Minimum (Min.)/Maximum (Max.) Building Site Setback5
Avenue 42 25 ft min.
10 ft
min./20 ft
max
10 ft
min. ---
See IUDC Section 2.03.06 Mixed-Use & M-F
Residential Design Standards, Figure 2.03.06-1
(Building Frontage Location)
Monroe Street 10 ft min. 10 ft min. 10 ft min ---
“A” Street6 50 ft min 15 ft min 15 ft min 10 ft min
Private Street 5 ft min. 5 ft min. 5 ft min.

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Table 3-3
Development Standards1, 2 & 3
Standard
Mixed-Use District
Industrial Additional Comments/Regulations
MF
Residential MU COM
Alley or Common
Drive 5 ft min. 5 ft min. 5 ft min. --
Interior Property
Line 5 ft min. 10 ft min. 10 ftmin.
0 ft; 20 ft
min.
adjacent to
residential
Freeway Right-ofWay 20 ft min. 20 ft min. 10 ft
min.
10 35 ft
min.7
Distance between
Structures
Minimum required by adopted Building and
Fire Code.

Parking Frontage78
Max. Surface
Parking Along
Avenue 42 and
Monroe St.

Frontage
30% 30% --- ---
No more than 30% of the primary street
frontage shall be devoted to parking. (See IUDC
Figure 2.03.03-1. Maximum Parking Frontage
Along a Primary Street)
Minimum Open Space Standards
Minimum Per
Unit
190sf/unit;
Min. of 100 sf
of private
open space is
required for
ground-level
units and 60
sf of private
open space
for upperlevel units.
100
sf/unit;
MixedUse
Developm
ents; a
minimum
of 50% of
the units
must have
60 sf of
private
open
space.
--- ---
Minimum private open space is 6 feet in either
direction.

Common open space includes roof decks and
other shared common open areas.

Minimum common open space dimension is 20
feet in either direction. Setback areas are not
considered usable open space unless they are at
least 20 feet wide.

Up to 40 sf per unit may be provided in an
indoor communal space, provided that the
space opens directly onto a shared common
outdoor area, not private open space.

Min. Usable Open
Space applies to
mixed-use
Commercial over
25K sf
---
3% of
gross floor
area
--- ---
Could be common open space for employees or
publicly accessible open space. If the open
space is over 1,000 square feet and provided as
publicly accessible, up to 50 percent may be
counted towards the required residential
common open space.

Min. Landscaping
(% of lot)
10% of the
lot, of which
50% must be
10% of the lot, of
which 25% must be
live plant material.
15% of the
lot, of
which 25%

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Table 3-3
Development Standards1, 2 & 3
Standard
Mixed-Use District
Industrial Additional Comments/Regulations
MF
Residential MU COM
planted with
live plant
material
must be
live plant
material
Minimum Parking
Lot Landscaping
15% of the total off-street open parking area
shall be Landscaped. A min. 1/3 of the required
landscaping shall be distributed within the
interior of the parking facility and the
remaining two-thirds shall be provided as
peripheral planting on the exterior edges of
the parking area.

A minimum of one 24-inch box tree shall be
required for each four parking spaces. Parking
lot trees may be coordinated with required
street trees, but in no event shall the number of
trees be less than one for every 30 lineal feet of
street frontage. See IUDC Chapter 3.02.09 K.

Other Standards
Rules of Measurement See IUDC Chapter 3.01
Accessory Structures See IUDC Section 3.02.04
Setbacks and Encroachments See IUDC Section 3.02.03
Utilities, Services Areas, and Building Equipment See IUDC Section 3.02.07 Refuse and Recycling See IUDC Section 3.02.08
Landscaping See IUDC Section 3.02.09
Fences, Walls, and Screening See IUDC Section 3.02.10
Outdoor Lighting See IUDC Section 3.02.11
Off-Street Loading See IUDC Section 3.03.10
Bicycle Parking See IUDC Section 3.03.09
Signs See IUDC Chapter 3.05
*See applicable footnotes on the following page.

Notes:

1. Properties located within the Airport Influence Area (AIA) shall be subject to the requirements and standards of the Bermuda Dunes Airport Compatibility Plan (ALUCP).

2. Densities and intensities shall be consistent with the criteria of the Bermuda Dunes Airport Compatibility Plan, including applicable County-wide criteria as may exist at the time of project review.

3. Number of employees shall be based on the largest shift that occurs in a typical week.

4. Individual parcels within PA 4 may exceed the maximum FAR provided that the sum of the industrial development FAR within PA 4 does not.

5. Setbacks from public streets shall be measured from public right-of-way. “A” Street setback shall be measured from lot line/right-of-way.

6. A 50-foot-wide minimum setback along the north side of ”A” Street in PA 1 shall include an enhanced landscaped transition zone. The landscape shall encompass a living desert landscape environment comprised of large canopied evergreen shade trees, shrubs, and semi-tropical flowering plants to create a natural lush low-water landscape with a variety of shapes, intriguing color palettes, and textures. Landscaping may include walkways, benches, trellises, thematic fencing and walls, and related amenities.

7. The freeway setback area within PA 4 shall be landscaped with a minimum of 36-inch box trees.

8. Surface parking limitations are not applicable along ”A” Street.

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3.6.1 Supplemental Development Standards

1. Certain real estate transactions involving residential property within any compatibility zone must disclose information regarding airport proximity and the existence of aircraft overflights.

California state statutes set this requirement (Business and Professional Code Section 11010 and Civil Code Sections 1102.6, 1103.4, and 1353). With certain exceptions, these state requirements apply both to the sale or lease of newly subdivided lands and to the sale of existing residential property.

2. Deed Notices. A deed notice shall be recorded for each parcel associated with any discretionary land use action affecting property within an airport influence area. The notice shall include the language indicated below with respect to real estate transfer disclosures.

NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you.

3. Access - Appropriate access routes necessary for fire and safety access, subject to City approval, shall be provided for all areas of a project. See also the City standards in the City Design and Engineering Manual.

4. All developments shall use desert-appropriate sustainable materials that can withstand the desert environment.

3.6.1.1 Supplemental Multiple-Family and Mixed-Use Development Standards (PA 1, PA 2, and PA 3)

1. Table 3-3 Development Standards (Minimum Open Space Requirements for Multiple-Family and Mixed-Use Development Projects), above, establishes the minimum open space requirements for multiple-family development projects and the multiple-family residential portion of mixeduse development projects. The required open space area shall be calculated on a per unit basis and includes [i] private open space for the exclusive use of a dwelling's occupants and guests, and [ii] common open space areas for the enjoyment of all residents within a development project. Common open space consists of active areas, with recreation facilities, and passive areas incorporating features that enhance the appearance and desirability of a development project including plantings, pathways, waterscape, hardscape, rockscapes, shade structures, seating, raised planters, and other unique features.

2. The ratios of “private” open space area to “common” open space area specified in Table 3-3 Development Standards (Minimum Open Space Requirements for Multiple-Family and MixedUse Development Projects), above, are recommended and may be adjusted by the developer, based upon the housing market the proposed development is intended to serve, and subject to

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approval by the approving authority for the project. At a minimum, the “required total” open space for multiple-family development projects shall be provided.

3. Publicly Accessible Open Space (PAPOS) and private common open space in multi-family residential projects and residential mixed-use projects shall comply with Article 2, Section

2.03.06.I of the IUDC.

4. Private Open Space is intended for private use for each dwelling unit and may include balconies (covered or uncovered), private gardens, private yards, terraces, decks, and porches, among others. Private open spaces shall meet the following standards:
a) Be directly accessible from a residential unit.
b) Minimum dimension of 6 feet in any direction. Entry porches with a minimum dimension of 6 feet by 10 feet.
c) Minimum clear height dimension of 8 feet 6 inches.
d) May be covered but cannot be enclosed. Private open space is considered enclosed when the space between a floor, decking, or ground level and a roof structure has more than two sides taller than 50 inches in height.
e) Ground level private open space shall be screened or buffered from adjacent private or common open space and dwellings by landscaping, fencing, walls, trellises, or other screening elements. Such screening or buffering shall be a minimum of 30 inches and a maximum of 42 inches in height.

5. Residential units shall be designed to ensure residents’ security by providing separate and secured entrances and exits that are directly accessible to parking areas. Where residential units are in the same structure as non-residential/commercial uses, access to residential units shall be from a secured area or entrance located on the ground floor. Nonresidential and residential uses located on the same floor shall not have common entrance hallways or common balconies.

Shared or common residential entrances shall automatically lock upon closing.

6. A mixed-use building containing two types of commercial uses (retail, services, and office), can collectively be on all floor levels.

7. Subterranean parking may extend to all property lines.

8. Block Size - The maximum block size shall be no greater than four acres in size. No block shall be greater than 800 feet in length without a publicly accessible path or street connecting from one public right-of-way to another public right-of-way or turnaround point. Alleys can count as a connecting street or publicly accessible path.

9. External Connectivity - Streets within any proposed building/development site shall, to the extent feasible and unless alternatively approved by the Director, be aligned with existing and planned streets and pathways in the surrounding area to create a continuous street pattern. All streets, alleys, pedestrian and bike pathways in any building/development site shall connect to other streets and to existing and planned public sidewalks, streets, open spaces, and bike paths outside the proposed development to the extent feasible. Any dead-end street longer than 300 feet shall be connected to other streets by a pedestrian path.

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10. Multi-Modal Site Access - Pedestrian and bike connections shall connect to existing and proposed public sidewalks, streets, open spaces, bike paths, bicycle parking areas, and automobile parking areas adjacent to the Specific Plan Area.

11. A pedestrian pathway or multi-use path (pedestrian and/or bicycle) between buildings or through parking lots from the sidewalk to the interior of the site shall be provided for every 800 feet of a project’s frontage.
a) Pedestrian pathways/sidewalks shall have a minimum six-foot wide unimpeded throughway for the extent of the path or sidewalk.
b) Multi-use paths through sites that connect two parallel public or publicly accessible rightsof-way shall permit at a minimum one location with 24-hour access for pedestrians, cyclists, and as appropriate emergency vehicles, and shall provide at minimum a 10-foot-wide path.

12. Pedestrian pathways/sidewalks connecting to the public sidewalk and other planned or existing pedestrian routes or trails shall be provided. A pedestrian pathway/sidewalk shall connect the primary building entry or entries to the public sidewalk on each street frontage. Pedestrian pathways/sidewalks a minimum of five feet wide shall be provided from the public right-of-way to all primary entryways, common areas, guest/customer vehicle parking, and bicycle parking areas.

13. Where a non-residential zoned property abuts a residential or mixed-use zoned property, a solid masonry wall shall be installed along the adjacent interior property lines with a minimum height of six feet and a maximum height of eight feet.

3.6.1.2 Drive-through Aisle Standards

1. The entrance/exit of any drive aisle shall be a minimum of 50 feet from an intersection of public rights of way (measured at the closest intersecting curbs).

2. A clearly identified area shall be provided for vehicles waiting for drive-up or drive-through service that is physically separated from other onsite traffic circulation. The Director may approve alternatives to the requirements of this Subsection where it is determined that the alternate design will, given the characteristics of the site, be equally effective in ensuring onand off-site pedestrian and vehicular traffic safety and minimizing traffic congestion.

3. The stacking area shall accommodate a minimum of five cars for each drive-up or drive-through window in addition to the vehicle receiving service.

4. The stacking area shall be located at and before the service window (e.g., pharmacy, teller, etc.).

5. Separation of the stacking area from other traffic shall be done by concrete curbing or paint striping on at least one side of the lane.

6. The drive-through aisle shall be screened from the sidewalk or street with landscaping or decorative walls and berms.

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3.6.1.3 Supplemental Industrial Development Standards (PA 4)

1. A Fourteen-foot-wide landscaped area (including four feet of right-or-way) shall be provided along ”A” Street.

2. A pedestrian pathway between buildings or through parking lots from the sidewalk to the interior of the site shall be provided at the primary ingress/egress access point of a project’s frontage.
a) Pedestrian pathways shall have a minimum six-foot wide unimpeded throughway for the extent of the path.
b) A five-foot wide pedestrian pathway shall connect the primary building(s) entry to the public sidewalk on the south of ”A” Street.

3. Differentiated paving materials, textures (i.e., stamped patterns), and/or colors shall be required where pedestrian paths cross parking areas (where applicable).

4. Loading docks shall be permitted on building facades that directly face ”A” Street.

5. Loading docks and truck parking areas shall be visually screened from view along the internal “A” Street with a 12-foot-high wall, landscaping, and/or other screening features or barriers (such as berms).

6. Gated entry points are permitted in Planning Area 4. If entry gates are used, they shall be positioned to allow enough distance for the stacking of at least two (2) trucks on the lot to preclude queuing of trucks on public streets.

7. Outdoor storage may not be located within any required front or street-side yard. Outdoor storage areas shall be screened from view.

8. Outdoor loading and storage areas and loading doors shall be screened from public view by decorative concrete or masonry walls with lockable view obstructing gates. Such walls shall be a minimum of eight feet in height and shall be of sufficient height to screen all outdoor materials and equipment, tractors, trailers, and loading doors from public view.

9. For security purposes, fencing along the I-10 may include fencing or wall material at least six feet in height.

10. Semi-truck idling shall be restricted to fifteen minutes. In accordance with Municipal Code Section 95C.08 (A) Standing motor vehicles. No person shall operate or permit the operation of any motor vehicle with a gross vehicle weight rating in excess of 10,000 pounds, or any auxiliary equipment attached to such a vehicle, including but not limited to refrigerated truck compressors, for a period longer than 15 minutes in any hour while the vehicle is stationary and on a public right-of-way or public space, within 150 feet of a residential area between the hours of 7:00 p.m. and 7:00 a.m., except when movement of said vehicle is restricted by other traffic.

11. The loading and unloading of vehicles, operating of forklifts or cranes shall be prohibited within 200 feet of a residence.

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3.7 Parking Standards
Parking standards for uses within the Specific Plan Area are shown in Table 3‐4: Off-Street Vehicle Parking Standards.

Table 3-4
Off-Street Vehicle Parking Standards
Use Standards
Residential
Multi-Family Dwellings • 1 per studio or one-bedroom unit • 1.5 per two-bedroom unit
• 2 per unit with three or more bedrooms
• Plus 0.2 guest spaces per unit
Live/Work 1 space per 1,000 square feet of nonresidential use 1 space per residential unit.

Commercial
Commercial, Inclusive of Retail, Services,
Restaurants (Dine-In, Take-Out and DriveThru)4.0 spaces/1,000 sf Commercial, Inclusive of Office Use 3.0 spaces/1,000 sf Lodging – Hotels, Motels, Extended Stay,
Inclusive of ancillary retail, food service, and
conference

1.25 spaces/key
Community Assembly 1 space/4 fixed seats, or 1 space/40 sf of assembly area if no fixed seats
Industrial
Freight/Trucking Facility
2 spaces/1,000 sf of office space, plus 1 space/service or fleet vehicle, plus 1 space/service or fleet vehicle.

Trailer parking: 1 trailer parking space per loading door.

Warehouse
Up to 200,000 SF: 1 space/1,250 sf of gross floor area
All Additional SF: 1 space/5,000 sf of gross floor.

Trailer parking: 1 trailer parking space per loading door.

Ancillary Office 1 space/1,000 sf
Manufacturing/Processing, Light 0.5 spaces/1,000 sf

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In addition to the ratios shown in the table above, the following criteria are required:

1. Required parking spaces must be available for residents, customers, or employees of the use.

Parking and loading areas shall be accessible for their intended purpose during all hours of operation. Fees may be charged for the use of required parking spaces.

2. Stacked or valet parking is allowed if an attendant is present, or an automated system is in place to move vehicles. Uses with valet parking shall provide an approved valet parking plan which includes insurance provisions for patrons. Such provisions must be approved by the City Attorney. If stacked parking managed by an attendant is used for required parking spaces, an acceptable form of guarantee must be filed with the Director ensuring that an attendant will be present while the parking lot is in operation.

3. Residential parking spaces in a mixed-use development shall be assigned to residential occupants.

4. Parking ratios and fraction calculations shall be governed by IUDC 3.03.05.E (Calculation of Required Spaces).

5. An Ancillary use in conjunction with the primary use on the property shall not be subject to additional parking.

6. In a mixed‐use building where ancillary service or small‐scale food service commercial uses are a small component of the project (less than or equal to 2,000 square feet or 20% of the first-floor area, whichever is more stringent), no additional parking is required. Commercial uses more than 2,000 square feet or over 20% of the floor area shall be parked per the ratios in Table 3‐4.

7. Exceptions and reductions to off-street parking shall be governed by IUDC 3.03.06 (Exceptions and Reductions to Off-Street Parking).

8. Required parking for residential uses shall be on the same lot as the dwelling or use they serve on a parcel or tract owned in common by all the owners of the properties that will use the parking area. Required parking spaces serving nonresidential uses shall be located on the same lot as the use they serve.

9. Parking Development and Design Standards shall be governed by IUDC 3.03.08 (Parking Development and Design Standards).

10. In the event that parking characteristics evolve due to new technologies or changes in parking demand, modified parking standards may be proposed based upon a parking demand analysis reviewed and approved by the City as part of the development plan review.

11. New technologies such as parking lifts are permitted, subject to review as part of the development plan review.

12. Handicapped parking spaces shall be provided in accordance with State and Federal regulations and shall be considered in the calculation of required spaces.

13. Electric Vehicle (EV) charging stations shall be governed by Title 24 requirements at the time of permit issuance.

14. Bicycle parking shall be governed by IUDC 3.03.09 (Bicycle Parking) based on use type.

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3.8 Freeway-Oriented Digital Outdoor Advertising Display Standards Notwithstanding any provisions of the City’s Zoning Ordinance, freeway-oriented digital outdoor advertising displays may be permitted on commercial or industrial designated parcels that abut Interstate 10 (I-10) within the Specific Plan Area, subject to the standards and requirements set forth in this Section. Non-digital signs (static billboards) are prohibited.

The intent of these standards is to ensure that freeway-oriented digital outdoor advertising displays are appropriately located, designed, and operated to minimize visual, safety, and land use impacts while supporting the economic and placemaking objectives of the Specific Plan.

3.8.1 Applicability/Regulatory Framework
Freeway-oriented digital outdoor advertising display shall comply with all applicable federal, state, and local regulations, including the Federal Highway Beautification Act (HBA)and the California Outdoor Advertising Act (OAA), and shall be designed, constructed, and operated in accordance with the standards set forth in this Section. The standards in this Section are intended to be objective and uniformly verifiable.

Table 3-5
Freeway-Oriented Digital Outdoor Advertising Display Standards Location Planning Areas 3 and 4, including IID Substation parcel, on parcels with direct freeway frontage.

Freeway Setback1
Freeway-oriented digital outdoor advertising display faces shall be located within 200 feet of the I-10 right-of-way, or as otherwise required to obtain approval from Caltrans.

Max. Number One (1) freeway-oriented digital outdoor advertising display per legal parcel.

Max. Height2 50 ft.

Max. Sign Area 672 sq. ft per display face.

Digital Display Area Up to 100 percent of the permitted sign face.

Maximum Dimensions 14 feet (height) by 48 feet (width).

Min. Spacing3
1,000 feet between freeway-oriented digital outdoor advertising displays on the same side of the freeway.

Sensitive Receptors Minimum 1,000 feet from residential uses, schools, parks, and similar sensitive land uses.

Message Display Minimum static display time of eight (8) seconds.

Transition Message transitions shall occur instantaneously with no animation, scrolling, fading, flashing, or other movement effects.

Brightness Maximum illumination shall not exceed 0.3 foot-candles above ambient light, measured at 250 feet.

Dimming Control Sign display faces shall be equipped with automatic brightness controls (photocells) that adjust illumination based on ambient light conditions.

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Table 3-5
Freeway-Oriented Digital Outdoor Advertising Display Standards Orientation Sign display faces shall be oriented toward the freeway and designed to minimize visibility from local streets and residential areas.

Number of Faces4 Maximum of two (2) display faces per structure, configured back-to-back or V-shaped.

Notes:

1. Setback Measurement. Measured from the vertical centerline of the freeway-oriented digital outdoor advertising display face to the nearest point of the freeway right-of-way. No portion of the structure shall encroach into any existing or planned right-of-way.

2. Height Measurement. Measured from finished grade to the highest point of the display face and supporting elements.

3. Spacing Measurement. Measured from the nearest point of the digital display face to the nearest point of another digital sign display face on the same side of the freeway.

4. Display Faces. No freeway-oriented digital outdoor advertising display shall have more than one display face oriented in the same direction. Display faces shall be configured to avoid creating additional viewing angles beyond those intended for freeway visibility.

3.8.1.2 Identification
All freeway-oriented digital outdoor advertising displays shall reveal, in a clearly visible location, the name of the owner or operator and the displays identification number.

3.8.1.3 Structural Design

1. Freeway-oriented digital outdoor advertising display structures shall be freestanding structures and shall not be mounted on buildings unless specifically permitted.

2. Freeway-oriented digital outdoor advertising display structures shall incorporate a decorative stone base consistent with the architectural design of the surrounding development. The base shall be proportionate to the overall height of the structure with a minimum of five (5) feet in height and shall not exceed the lesser of ten (10) feet or twenty (20) percent of the total sign height.

3. Freeway-oriented digital outdoor advertising display structures shall not include visible structural bracing angle iron, guy wires, cables, or similar support elements, except where such elements are fully integrated into the architectural design.

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4. All exposed portions of freeway-oriented digital
outdoor advertising displays, including backs, sides,
structural support members and support poles, shall
be adequately designed and screened.

5. Landscaping shall be provided at the base of all
freeway-oriented digital outdoor advertising display
structures to visually integrate the structure into the surrounding site and soften its appearance from
ground-level views.

3.8.1.4 Utilities
All utilities serving freeway-oriented digital outdoor advertising displays shall be placed underground to the extent feasible

3.8.1.5 Maintenance
Freeway-oriented digital outdoor advertising displays shall be maintained in good structural and visual condition at all times, in compliance with all applicable building and electrical codes, and consistent with industry standards. Damaged or deteriorated components shall be promptly repaired or replaced.

3.8.1.6 Prohibited Locations
Freeway-oriented digital outdoor advertising displays are prohibited in any location which would result in violation of any applicable federal, state or local laws, including but not limited to:
➢ Within the right-of-way of any highway
➢ Within any stream or drainage channel or below the floodwater level of any stream or drainage channel
➢ On property adjacent to a 1,000-foot or
greater section of a freeway that has been
landscaped, with at least an average width of
20 feet (OAA).

3.8.1.7 Operational Requirements

1. Freeway-oriented digital outdoor advertising displays shall be equipped with automatic brightness control devices that adjust illumination based on ambient light conditions (OAA).

2. Freeway-oriented digital outdoor advertising displays shall be capable of displaying emergency messages, including Amber Alerts, when requested by appropriate public safety agencies, in accordance with local and regional first responder protocols.

3. Displays shall consist of static messages only and shall not include movement, animation, flashing, scrolling, or the appearance of motion.

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4. In the event of a malfunction, the display shall automatically default to a static image, a black screen, or be turned off until repairs are completed.

3.8.1.8 Lighting and Brightness

1. Illumination shall comply with the requirements
of the California Outdoor Advertising Act
(Business & Professions Code §5403) and
applicable provisions of the California Vehicle
Code (§21466.5).

2. Displays shall not:
➢ Include flashing, intermittent, or
moving lights.
➢ Impairs the vision of drivers
➢ Interfere with traffic control devices
➢ Be confused with traffic signals or warning devices.
➢ Creates glare or unsafe driving conditions

3.8.1.9 Application Requirements

1. An application for a freeway-oriented digital outdoor advertising display shall be submitted on a form provided by the City and shall include the following information in either written or graphic form:

2. Name, address, and contact information of the freeway-oriented digital outdoor advertising display owner and property owner

3. Project site address

4. Documentation demonstrating legal authority to install the freeway-oriented digital outdoor advertising display (e.g., lease or easement), including the written consent of the property owner.

5. Scaled site plan showing the location of the freeway-oriented outdoor advertising display relative to property lines, rights of way, buildings, and intersections

6. Scaled elevations and construction drawings indicating height, dimensions, structural support, illumination methods, and identification display area.

7. Vicinity map showing the location of other freeway-oriented outdoor advertising displays on the same side of the freeway

8. Structural and electrical certifications prepared by a licensed professional engineer

9. Any additional information required by the City to evaluate compliance with these standards

10. Applicable application and permit fees, as established by the City

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3.8.1.10 Approval Requirements

1. No freeway-oriented outdoor advertising display shall be approved unless a designated maintenance service is identified and available for ongoing operation and repair.

2. The applicant shall obtain all required permits from Caltrans in accordance with the California Outdoor Advertising Act prior to issuance of building permits.

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Chapter 4–Objective Design Standards and
Design Guidelines
Chapter 4 establishes the framework for the physical design of development within The Oasis at Indio Specific Plan. This chapter includes both Objective Design Standards and Design Guidelines to ensure high-quality, cohesive development, while allowing appropriate variation and flexibility consistent with applicable State law.

The standards and guidelines in this chapter are intended to implement the Specific Plan’s vision for a contemporary, mixed-use environment that integrates residential, commercial, and industrial uses and leverages the site’s proximity to regional transportation corridors.

Objective Design Standards (ODS) provide clear, measurable, and uniformly verifiable design requirements that can be applied without the exercise of discretion. ODS shall apply to all qualifying multi-family residential and mixed-use development projects, including projects subject to both ministerial and discretionary review. These standards are intended to ensure consistency with State law, including California Government Code Section 65913.4, as may be amended, and to provide an objective basis for project design and review.

A separate set of landscape Objective Design Standards and Guidelines included in this chapter shall apply to all development types within the Specific Plan Area, including multi-family residential, mixeduse, and industrial projects.

Design Guidelines apply to industrial development and to other projects subject to discretionary review where the application of subjective design criteria is permitted by State law. The Design Guidelines are illustrative in nature and are intended to provide general direction for achieving the design vision of the Specific Plan, while allowing flexibility and encouraging creativity.

The objectives of this chapter are to:
➢ Promote compatibility with surrounding uses and development patterns. ➢ Ensure site design provides appropriate transitions, buffers and design features that minimize potential impacts.
➢ Establish objective, clear, and predictable design standards to facilitate housing production consistent with State law.
➢ Allow flexibility for practical application and creative expression where discretionary review is permitted.
➢ Ensure safe and functional pedestrian and vehicular circulation, including convenient pedestrian connections between residential, commercial, and mixed-use developments. ➢ Provide landscaping that enhances the streetscape and supports both the character of the site and the surrounding community.

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The Oasis at Indio Specific Plan envisions a contemporary mixed-use development that includes multifamily residential, commercial, and industrial uses that capitalizes on the property’s location near regional transportation corridors. The Oasis at Indio is a place where businesses can locate, thrive, and have access to goods and services, as well as where multi-family homes in an urban residential area are within walking distance -of shopping, employment opportunities, and a variety of transportation modes.

Implementation of these standards and guidelines will occur through coordination between the master developer and the City of Indio during the development review process, consistent with applicable approval procedures.

In the event of a conflict between Objective Design Standards and Design Guidelines, the Objective Design Standards shall prevail.

4.1 Multi-Family Objective Design Standards

4.1.1 Site Design
• Common Open Space Compliance. Developments shall provide common open space, open space amenities, and landscaping in compliance with Article 2, Section 2.03.06.I of the IUDC. • Open Space Accessibility. On-site recreational and open space amenities shall be accessible to all residents of the development and maintained in good working order for the life of the development.
• Open Space Location. Common outdoor open space areas shall be centrally located or visible from primary building entrances.
• Building Orientation. Buildings shall be oriented with the primary frontage/façade facing a public street, or private street, open space areas such as parks, courtyards, or paseos, except where constrained by site conditions.
• Building Arrangement. Buildings shall be
arranged to provide useable and accessible
ground-level open space areas for parks,
courtyards, or paseos.
• Privacy. Windows on adjacent units shall be
offset by at least three feet to minimize direct
sightlines between units or incorporate privacy
treatments (e.g., screening, frosted glazing).
• Climate-Responsive Design. South- and westfacing facades shall incorporate at least one solar control feature, such as overhangs, canopies,
pergolas, or similar devices, with a minimum
projection depth of two feet.
• Exterior materials shall include high-reflectance or light-colored finishes to minimize heat gain. • Ventilation. Buildings shall be designed to maximize natural ventilation through building orientation, window placement, and cross-ventilation strategies, where feasible.

Ex: Simple geometric forms, repeated patterns,
mass breaks, and building articulation.

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Pedestrian and Vehicular Circulation
• Pedestrian Connectivity. Pedestrian pathways/sidewalks shall be provided to connect individual buildings within a development and provide connections to adjacent amenities, centralized trash enclosures, paths, public trails, parking areas, and, where feasible, to neighboring properties. • Street Frontage Pedestrian Access. Pedestrian access shall be provided from the public sidewalk to primary building entrances and parking areas.
• Pathway Width. Pedestrian pathways shall have a minimum clear width of five feet. • Pathway Materials. Pedestrian pathways/sidewalks shall be constructed of firm, stable, and slipresistant materials, such as poured-in-place concrete (including stamped concrete), permeable paving, decomposed granite, or concrete pavers.
• Pedestrian Lighting. Pedestrian pathways shall include lighting for safety. • Pedestrian Crossings. Where pedestrian pathways intersect vehicular areas, crossings shall:
o Be a minimum of five feet wide; and
o Include enhanced paving across the full width of the intersecting drive aisle or roadway.

Enhanced paving may include patterned and/or colored pavers, brick, or decorative colored and scored concrete.
• Driveway and Curb Cuts. Driveways and curb cuts shall comply with the City’s Unified Development Code spacing requirements.

Parking
• Screening. Parking areas, shall be screened from public street frontages through building placement, landscaping, berms, fencing, or a combination thereof. Screening shall be no less than four feet in height.
• Parking is prohibited within the front or street side setback area. • No more than 30% of the primary street frontage may be used for parking. • Parking lot landscaping shall comply with Article 3, Section 3.02.09. K of the IUDC. • One landscaped finger island shall be provided for every 10 parking spaces. • Parking areas shall include lighting for safety.

4.1.2 Exterior Design
Standards are intended to accommodate a range of architectural styles, including contemporary and modern design. Elements such as cornices, trim, or ornamentation may be interpreted through simplified forms, including parapet caps, reveals, or minimal edge detailing.

Building Articulation
• Building Facades. All building facades shall include at least three of the following articulation strategies. Articulation elements shall be distributed across the façade and shall not be concentrated in a single location.
o Change in material, color, or texture.
o Vertical or horizontal recesses or projections in wall plane (minimum 12 inches). o Datum lines, cornices, or similar horizontal elements. o Variations in fenestration size or pattern.

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o Architectural projections such as awnings, canopies, or trellises. o Balconies, porches, or stoops.
o Variation in roof line, parapet height, or wall plane. • Primary Frontage. Building facades facing public streets, parks, courtyards, or paseos shall include a primary building entrance oriented to and directly accessible from the frontage. • Primary Frontage Entryway. Primary residential entries serving individual units or multiple units shall be visually prominent and identifiable through massing, color, material, roof height, and detailing. Entries shall include:
o Ground-floor access. Ground-floor dwelling units shall be accessed via internal corridors or from individual exterior porches or stoops.
o Entrances for individual units shall have a roofed projection or recess with a minimum depth of at least four feet.
o Entrances serving multiple units shall have a roofed projection or recess with a minimum depth of at least six feet.
• Primary Frontage Enhancement. Such facades shall incorporate enhanced architectural treatment beyond the base façade standards and shall be in addition to, and not duplicative of, the base façade articulation. Primary frontages shall incorporate at least two of the following:
o Vertical or prominent building features (e.g., towers or similar elements). o Enhanced material treatments, such as decorative veneer or accent materials applied to a distinct façade area.
o Additional façade articulation, including projections or recesses exceeding the minimum required (minimum 24 inches).
o Variation in roof line, parapet height, or wall plane. o Pilasters, columns, or other vertical elements.
o Broad roof overhangs.
o Trellises.
• Secondary frontages—Building facades facing driveways, interior private streets, or interior communal spaces are not required to provide the same level of detail as primary frontages. They shall maintain visual compatibility with the overall building design through consistent or complementary materials, colors, and architectural character. Secondary facades shall incorporate at least one architectural feature (e.g., window treatments, awnings, trellises, projecting eaves, broad roof overhangs, or balconies) to provide visual interest and avoid blank or untreated elevations.
• Corner Buildings. Buildings that are three stories or higher and located on corner lots shall include at least one of the following within 25 feet of the corner closest to the intersection:
o A ground-floor entrance or primary building entrance. o A different material application and/or fenestration pattern that differentiates the corner from the remainder of the façade.
o A change in building height of at least four feet relative to the adjacent primary façade. o A special architectural feature such as a rounded or chamfered corner, tower, cupola, or similar element.
• Blank Walls. No continuous wall shall exceed 30 feet in length without either a façade articulation element, windows, doors, artistic treatments, offsets, reveals, screen walls, or a twofoot change in plane.

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Building Form, Mass, and Scale
• Buildings shall use measurable geometric forms (rectilinear or curvilinear volumes with clearly defined edges).
• Massing shall be articulated through changes in plane, height, and façade treatment. • Building Form and Rhythm. Buildings shall express a clear rhythm and pattern through repetition of structural elements, windows, or façade components.
• Façade articulation shall reflect interior uses, unit patterns, or structural logic. • Buildings greater than three stories in height with building facades greater than 150 feet in length shall have at least one major mass break of five feet deep and ten feet wide, extending full building height above the ground floor, including roofline. Facades greater than 300 feet in length shall have a minimum of two major mass breaks. Breaks shall include at a minimum:
o A vertical shift modulation of 10 feet deep and 20 feet wide, extending full building height above the ground floor, including roofline; and
o A second vertical shift modulation of five feet deep and 10 feet wide, extending full building height above the ground floor, including roofline. • Continuous building facades greater than 75 feet in length shall have at least one minor mass break of two feet deep and four feet wide, extending full building height above the ground floor, including roofline.
• Modulation (horizontal or vertical) shall occur no more than 75 feet apart on continuous façades.

Building Components (Base/Middle/Top)
• Low-Rise Buildings. Buildings three stories or less shall include a clearly defined base and top (roof edge/parapet cap) consistent with the building’s height and architectural style. • Mid- to High-Rise Buildings. Buildings four stories or more shall include a defined base, middle (body), and top (roof edge/parapet cap) consistent with the building’s height and architectural style.
• Design Differentiation. Each of these elements shall be visually distinguished from one another for a minimum of 80% of the facade length. All buildings shall achieve this through use of two or more of the following [See IUDC Figure 2.03.06-4 (A through F)]:
o Horizontal facade modulation (changes in plane, setbacks, or projections). o Changes in facade articulation, including recesses, projections, or detailing. o Variation in facade rhythm and pattern.
o Variation in fenestration strategy (Window size, proportion, spacing, depth, or projection).
o Variation in materials, size, textures, and colors.

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Building Base
• Buildings shall have a distinct ground floor
and upper Floors.
• The building base shall visually anchor the
structure to the ground through changes in
material, articulation, or massing, unless
the Director approves an acceptable
alternative.
• The ground floor shall be taller than the
upper floors.
• Materials used at the building base shall
convey durability and quality and be appropriate for high pedestrian activity areas. Acceptable materials include durable systems such as:
o Textured plaster/stucco.
o Stone or brick veneer.
o Architectural concrete.
o Concrete masonry units.
o Porcelain or exterior-rated tile systems.
o Metal panel systems.
o Similar durable materials as approved by the Director.

Building Middle (body)
• The middle of the building shall be designed to create visual rhythm and order through the use of repetitive architectural elements.
• The middle shall incorporate façade organization through elements such as:
o Repetition of windows or structural bays.
o Columns, piers, or pilasters.
o Awnings, canopies, or shading devices.
o Other architectural elements that define vertical or horizontal segments. • Materials used on the building façade shall be consistent with the overall architectural design and may include a combination of cladding systems that provide variation in color, texture, and pattern. Acceptable materials include:
o Stucco/plaster systems.
o Fiber cement.
o Metal panels.
o Composite siding.
o Wood or wood-look materials (engineered or treated for exterior use). o Glass or window wall systems (where appropriate).

Ex: Building Component (Base/Middle/Top)

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Building Top
• Buildings shall include a clearly defined roof or
parapet cap or edge feature that visually
distinguishes the top of the building.
• The building top shall incorporate at least one of the following elements:
o Protruding cornice or crown molding.
o Corbels, brackets, or similar structural
elements supporting eaves.
o Shaped or articulated cornices (foam-based
or plaster-covered).
o Stepped or articulated parapets.
o Textured masonry or similar materials that
create a distinct upper-edge treatment.
• Materials used at the building top shall provide a defined and cohesive roof edge or parapet cap and shall be consistent with the overall architectural design.

Corners and Towers
• When used, tower elements should mark focal points, such as the terminus of the main entrance or a major intersection.
• Tower elements or other prominent building features should be used to accentuate key elements such as building entries, converging walls, and pedestrian plazas or courtyards. • Highly visible corners should include unique architectural features to emphasize the building entrance.

Colonnades
• Upper floors may be projected or recessed to create colonnades or other pedestrian passages. • Colonnades shall provide pedestrian connectivity, protection from the elements, access to light/air, and aesthetic consistency.
• Columns shall align to define the arcade façade, and colonnade openings shall align with doors and windows.

Roofs
• Roofs shall be architecturally compatible with building style. • While roof areas may be predominantly flat, visible building elevations shall incorporate variation in roof form and massing through features such as changes in roof height, sloped roof elements (e.g., hip or gable forms , where
consistent with the architectural style), or articulated parapets with architectural detailing.
• Roof pitch shall comply with building design and code for materials.
• Prohibited roof forms include: Turret or conical roof forms; roof pitches exceeding a 6:12 slope.

Ex: Primary residential building entry shared by
multiple units.

Ex: Variation in roof heights and style
to reduce massing.

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Services, Utilities, Mechanical Equipment, and Refuse
• Utilities. All new utility boxes and equipment and utility connections shall be underground unless otherwise prohibited by the utility provider (e.g., water backflow prevention device that must be placed above ground) or the City Engineer grants an exemption following his/her determination that such undergrounding is not practicable.
• Above-ground Utilities, Storage, and Service Areas. All above-ground utilities and equipment (e.g., electric and gas meters, fire sprinkler valves, irrigation backflow prevention devices, etc.), service areas, and outdoor storage areas shall be integrated into building and landscape design and located to minimize impact on the pedestrian experience and neighboring properties. o Utilities and equipment, service, storage, and non-passenger loading areas shall be located inside buildings or on non-primary street frontages, alleys, parking areas, and/or at the rear or side of buildings.
o Utilities and equipment, service, storage, and non-passenger loading areas shall not be located within the front or street side setback area of the lot or development site. o Utilities and equipment, service, storage, and non-passenger loading areas shall not be located within 25 feet of a street corner.
o Utilities and equipment, service, storage, and non-passenger loading areas shall be fully screened from view.
o Screening outside of buildings shall be equal to or higher than the height of the equipment to be screened; and
o Screening shall be made of a primary exterior finish material used on other portions of the buildings, architectural grade wood or masonry, metal, or landscape screening that forms an opaque barrier when planted.
• Above Ground Mechanical Equipment. Above-ground mechanical equipment (including HVAC units, condensers, transformers, and similar equipment) shall be located on the rear or interior side elevations of buildings, or within interior service areas, and shall not be located between a building and a public street, park, courtyard, or paseo. • Setbacks. Above-ground mechanical equipment shall not be located within required front or street side setbacks.
• Screening Requirement. All above-ground mechanical equipment shall be fully screened from unobstructed pedestrian-level views from adjacent public streets, parks, courtyards, paseos, and common open space areas.
• Screening Methods. Screening shall be provided by one or a combination of the following:
o Architectural enclosures integrated with the building design; o Solid masonry or concrete walls;
o Opaque metal enclosures;
o Landscape screening that forms a continuous, opaque barrier at maturity. • Screening walls and enclosures shall:
o Be a minimum of six inches taller than the equipment being screened. o Use materials, colors, and finishes consistent with the primary building. o Be designed as an integral part of the building or site design.

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• Prohibited Screening. Chain-link fencing, wood fencing (unless architecturally finished), and temporary screening materials shall not be used for mechanical equipment visible from public or common areas.
• Noise Consideration. Mechanical equipment shall be located and/or screened to minimize noise impacts on adjacent residential units and outdoor common areas.
• Roof-Mounted Equipment. Roof-mounted mechanical equipment is permitted on flat roofs only when fully screened from public view by a parapet that equals or exceeds the height of the equipment and is integrated with the building’s architecture, materials, and color. • Refuse and Recycling Enclosures. Refuse and recycling containers shall comply with IUDC Section 3.02.08 (Refuse and Recycling). • Enclosure Type. Refuse and recycling containers shall be located within a building, incorporated into the exterior building design, or located within a detached enclosure, design and placed in accordance with the standards below:
o Enclosures shall not be located within required front or street side setbacks, required parking spaces, landscape areas, or designated open space areas. o Enclosures shall be located a minimum of 10 feet from any structure, 25 feet from any public street, and 15 feet from a private street.
o Enclosures shall include separate pedestrian access with gate. o Enclosures shall be fully enclosed with solid walls and a truck access gate sufficient to fully screen containers from view, with a minimum height of six (6) feet. o Enclosures shall be constructed of durable materials and shall incorporate primary exterior finish materials and colors consistent with the surrounding buildings.

Acceptable materials include architectural-grade wood, masonry, metal, decorative block, or comparable durable materials.
o Portions of enclosures visible from unobstructed pedestrian-level views from public or private streets, parks, courtyards, paseos, or common open space areas shall incorporate landscape screening along the visible elevation and the adjacent perpendicular elevation(s).
o Required landscape screening shall consist of a minimum five-foot-wide planter area with vines, hedges, or other plant materials that provide an opaque screen at maturity. ▪ Exemptions: Landscape screening is not required along enclosure walls that abut a building, and along access gate locations.

Mailboxes
• Mailboxes. Mailboxes not housed within a residential building shall be clustered (group mailboxes) and shall meet the following standards:
o The cluster mailbox unit(s) and any associated shelters shall be designed using exterior finish materials and colors used on the surrounding residential units. o Group mailboxes shall be illuminated with lights and fixtures similar to those used externally throughout the development.
o Design and location of group mailboxes shall conform to U.S. Post Office requirements.

Ex: Utility enclosure

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4.1.3 General Architectural Features and Accents
Materials and Colors
• Buildings shall incorporate durable materials and design features appropriate for the Coachella Valley’s hot, arid climate. Exterior wall materials shall have a minimum manufacturer-rated service life of twenty-five (25) years, and roofing materials shall have a minimum manufacturerrated service life of thirty (30) years. • Materials shall be consistently applied across all elevations and shall not create the appearance of thin or applied finishes without depth or termination. • Materials and colors shall be consistent with the architectural style. • Prohibited Siding Materials. The use of plywood, vinyl, plastic (and plastic laminate), and fiberglass is prohibited.
• Building Component Colors. All vents, gutters, downspouts, flashing, electrical conduits, etc., shall be painted to match the color of the adjacent surface • Material Transitions and Wrap. Exterior materials shall wrap architectural elements and extend around building corners on primary elevations and facades visible from public streets or common open space areas.
o For other elevations, materials shall return a minimum of two feet or to the next logical architectural break to avoid the appearance of a thin or unfinished façade. • Material changes shall occur only at inside corners, changes in building plane (minimum 12 inches), or at defined architectural features such as reveals, pilasters, columns, or score lines that provide a clear visual transition.
• Material changes shall not occur at arbitrary locations on a flat façade and shall be aligned with the overall architectural composition of the building.

Windows and Doors
• Window Recess and Trim. Windows shall be recessed a minimum of three inches from the exterior wall plane or include a trim of at least two inches in width and depth. • Enhanced Window Treatments. Windows facing public streets or open space areas such as parks, courtyards, or paseos shall include at least one of the following window treatments:
o Recessing and surrounds of not less than four inches. o Architectural brackets.
o Trim elements, headers, and sills.
o Awnings (cloth awnings shall be carefully designed due to high winds). o Shutters proportional to window size and consistent with the architectural style. o Mullion patterns as appropriate to the architectural style. • Window Consistency. Window frames shall be consistent in material and color across all elevations.
• Door Trim. All entry doors shall have trim surrounds consistent with the building’s architectural style.
• Enhanced Door Treatments. Entry doors facing a public street or common open space areas such as parks, courtyards, or paseos shall include at least one of the following door treatments:
o Recessed entries with a minimum depth of 12 inches.

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o Decorative or high-quality door materials (e.g., wood, glass, metal, or similar). o Glazing (full-lite or partial) to enhance visibility and connection to the street. o Vertical element or material contrast.
o Door surrounds or trim elements (e.g., frames, moldings, or reveals). o Transom or sidelight windows integrated with the door design. o Accent materials or color treatments that differentiate the entry from the surrounding façade.
o Integrated lighting fixtures designed to highlight the entry, provide pedestrian-scale illumination, and improve visibility at night.

Garage Doors
• Garage doors shall not face public streets.
• Garages doors shall be located on secondary facades and designed to minimize their visual impact and minimize the dominance of garage doors on the street. • Garage doors shall be designed consistent with the overall style of the building. Material, pattern, and color to be coordinated with architectural style. • Garage entrances shall be recessed and/or accompanied by projecting elements like porches, bay windows, trellises, architectural ornament, and/or landscaping. • Acceptable materials include:
• Aluminum and glass (full-view doors)
• Steel with smooth or lightly textured finish
• Wood or wood-look composite
• Dark or mirrored glass, or large blank garage doors without articulation are prohibited.

4.2 Mixed-Use Objective Design Standards

4.2.1 Site Design
• Building Placement. Buildings shall be located to define and frame public and private open space areas, including plazas and gathering spaces.
• Building Grouping. Buildings shall be arranged to create connected open space areas, such as parks, plazas, courtyards, and to maximize useable ground-level areas open space. • Building Orientation. Buildings shall orient primary façades towards a public street, private street, or publicly accessible open space. Primary building entrances shall be directly accessible from adjacent sidewalks or pedestrian pathways. Ground-floor façades facing these frontages shall include windows or openings that provide visibility into interior spaces. • Open Space Compliance. Mixed-use developments shall provide publicly accessible on-site open space, common open space, private open space, open space amenities, and landscaping in compliance with Article 2, Section 2.03.06.I of the IUDC. Non-residential mixed-use developments shall comply with Article 2, Section 2.04.04 of the IUDC. • Open Space Accessibility. On-site public open space amenities shall be accessible to the public and maintained in good working order for the life of the development. • Open Space Location. Common open space areas shall be centrally located or visible from primary building entrances.

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• Pedestrian Connectivity. Entry courtyards, plazas, building entrances, and outdoor dining/eating areas shall be connected by continuous pedestrian pathways that provide direct and visible access between buildings and open space areas.
• Public Open Space Amenities. Publicly accessible open spaces shall include seating and shade.

Seating shall consist of one or more of the following: seat walls, planter ledges, benches, picnic tables, or seating steps. Shade shall be provided
through trees and/or shade structures, such as
awnings, trellises, or umbrellas.
• Additionally, 50 percent of the public open space
areas shall include at least one of the following
amenities: water feature, public art, drinking
fountain, public restrooms, or trash receptacle.
• Separate Entrances. Mixed-use projects with
residential and commercial uses in the same
structure shall provide separate entrances for
each use.
• Building Entrances. Entrance to the residential portions of the building shall be through a street level lobby, courtyard access, or through a combination of street lobby directly corridor or common area if the building design for ground-floor units along a street includes a patio area adjacent to the street.
• Access to each unit above the second level, not accessed through a podium, shall be through an interior corridor of at least six feet in width with recessed doors and/or other articulation in the hallways.
• For mixed-use, non-residential uses shall be located at ground level and oriented to the street.

Each space should have individual street-front access to retail/commercial uses. If applicable to the building type, a portion of the ground-level street-oriented space in mixed-use buildings may also be used for residential units.
• Outdoor dining areas within front setbacks
shall include planters or other landscape
elements.
• Drop-off zones shall be located along the curb
or within parking facilities to promote
sidewalk/street wall continuity and reduce
conflicts with pedestrians.

Pedestrian and Vehicular Circulation
On-site circulation should be designed to minimize areas of conflict between pedestrians and vehicles. • Pedestrian Connectivity. Pedestrian pathways/sidewalks shall be provided to connect individual buildings within a development and provide connections to adjacent amenities, centralized trash enclosures, paths, public trails, parking areas, and, where feasible, to neighboring properties. • On-site pedestrian circulation shall provide direct connections to the commercial fontange entrances.

Ex: Outdoor dining area with landscape planers.

Ex: Entry and pedestrian activity along public streets.

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• Street Frontage Pedestrian Access. Pedestrian access shall be provided from the public sidewalk to primary building entrances and parking areas.
• Pathway Width. Pedestrian pathways shall have a minimum clear width of five feet. • Pathway Materials. Pedestrian pathways/sidewalks shall be constructed of firm, stable, and slipresistant materials, such as poured-in-place concrete (including stamped concrete), permeable paving, decomposed granite, or concrete pavers.
• Pedestrian Lighting. Pedestrian pathways shall include lighting for safety. • Pedestrian Crossings. Where pedestrian pathways intersect vehicular areas, crossings shall:
o Be a minimum of five feet wide; and
o Include enhanced paving across the full width of the intersecting drive aisle or roadway.

Enhanced paving may include patterned and/or colored pavers, brick, or decorative colored and scored concrete.
• Driveway and Curb Cuts. Driveways and curb cuts shall comply with the City’s Unified Development Code spacing requirements.

Parking
• Vehicle parking shall be distributed throughout the site to serve commercial uses, with a maximum walking distance of 600 feet from parking areas to primary commercial entrances. • Parking lots shall be broken up with screen walls, buildings, plazas, or landscaping. • Screening. Parking areas shall be screened from public street frontages through building placement, landscaping, berms, fencing, or a combination thereof. Screening shall be no less than four feet in height. • Parking is prohibited within the front or street side setback area.
• No more than 30% of the primary street frontage may be used for parking.
• Parking lot landscaping shall comply with Article 3, Section

3.02.09. K of the IUDC.
• One landscaped finger island shall be provided for every 10 parking spaces.
• Parking areas shall include lighting for safety.
• Parking structures may utilize shared entrances for mixed-use developments. • Electric Vehicle (EV) charging station installation and equipment shall be consistent with the rules and regulations in CALGreen Building Standards Code and CBC Chapter 11A and 11B as applicable.

Service and Storage Areas
• Service-only entrances shall be sited so that they do not interfere with customer access. • Appropriate on-site service-vehicle parking and turnouts shall be provided within efficient, nonobtrusive locations.

Ex: Distribution of vehicular parking with
safe on-site pedestrian crossings.

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4.2.2 Exterior Design
Standards are intended to accommodate a range of architectural styles, including contemporary and modern design. Elements such as cornices, trim, or ornamentation may be interpreted through simplified forms, including parapet caps, reveals, or minimal edge detailing.

Building Articulation
• Building Facades. All building facades shall include at least three of the following articulation strategies. Articulation elements shall be distributed across the façade and shall not be concentrated in a single location.
o Change in material, color, or texture.
o Vertical or horizontal recesses or projections in wall plane (minimum 12 inches). o Datum lines, cornices, or similar horizontal elements. o Variations in fenestration size or pattern.
o Architectural projections such as awnings, canopies, or trellises. o Balconies, porches, or stoops.
o Variation in roof line, parapet height, or
wall plane.
• Primary Frontage. Building facades
facing public streets, or interior communal
open space shall include a primary
building entrance oriented to and directly
accessible from the frontage.
• Primary Frontage Entryway. Primary
entrances shall be visually prominent and
identifiable through massing, color, material, roof height, and detailing. Primary frontages shall incorporate at least two of the following:
o Recessed doors or cased openings, minimum of four feet in depth o Increased transparency of material to that of the wall plane o Accentuating color
o Projecting elements above or awning.
o weather protection that is a minimum 6 feet wide and 4 feet deep by recessing the entry, providing an awning/canopy, or using a combination of these methods. • Primary Frontage Enhancement. Such facades shall incorporate enhanced architectural treatment beyond the base façade standards and shall be in addition to, and not duplicative of, the base façade articulation. Primary frontages shall incorporate at least two of the following:
o Vertical or prominent building features (e.g., towers or similar elements). o Enhanced material treatments, such as decorative veneer or accent materials applied to a distinct façade area.
o Additional façade articulation, including projections or recesses exceeding the minimum required (minimum 24 inches).
o Variation in roof line, parapet height, or wall plane. o Pilasters, columns, or other vertical elements.
o Broad roof overhangs.

Ex: Building articulation
through use of vertical and horizontal projections, trellis elements, and changes in color, texture, and material.

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o Trellises.
o Colonnades, arcades, loggias, arches, or similar architectural features to shade the pedestrian space on either floor of the retail building and at entrances. • Secondary Frontage. Building facades facing other spaces not identified as primary frontage do not require the same level of detail as primary frontages. They shall maintain visual compatibility with the overall building design through consistent or complementary materials, colors, and architectural character. Secondary facades shall incorporate at least one architectural feature (e.g., window treatments, awnings, trellises, projecting eaves, broad roof overhangs, or balconies) to provide visual interest and avoid blank or untreated elevations.. • Buildings. Buildings that are three stories or higher and located on corner lots shall include at least one of the following within 25 feet of the corner closest to the intersection:
o A ground-floor entrance or primary building entrance. o A different material application and/or fenestration pattern that differentiates the corner from the remainder of the façade.
o A change in building height of at least four feet relative to the adjacent primary façade. o A special architectural feature such as a rounded or chamfered corner, tower, cupola, or similar element.
o A publicly-accessible open space/plaza or outdoor seating area for public dining with a minimum dimension of 20 feet and minimum area of 400 square feet.

Building Form, Mass, and Scale
• Buildings shall use measurable geometric forms (rectilinear or curvilinear volumes with clearly defined edges).
• Massing shall be articulated through changes in plane, height, and façade treatment. • A minimum of 75 percent of the building facade shall be located within the minimum and maximum setback lines. Up to 25 percent of the building facade may be located behind the maximum setback to allow for massing breaks, forecourts, plazas, etc. Publicly-accessible plazas/open spaces may be subtracted from the overall facade length to calculate the minimum percentage of building facade to be located within the setback range, as shown in IUDC Figure

2.03.06-1 Building Frontage Location.

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• Building Form and Rhythm. Buildings shall express a clear rhythm and pattern through repetition of structural elements, windows, or façade components.
• Façade articulation shall reflect interior uses, unit patterns, or structural logic.
• Buildings greater than three stories in height with facades greater than 150 feet in length shall have at least one major mass break of five feet deep and ten feet wide, extending full building height above the ground floor, including roofline.

Facades greater than 300 feet in length shall have a minimum of two major mass breaks. Breaks shall include at a minimum:
o A vertical shift modulation of 10 feet deep and 20 feet wide, extending full building height above the ground
floor, including roofline; and
o A second vertical shift modulation of five feet deep and 10 feet wide, extending full building height above the ground floor, including roofline. • Continuous building facades greater than 75 feet in length shall have at least one minor mass break of two feet deep and four feet wide, extending full building height above the ground floor, roofline.

Building Components (Base/Middle/Top)
• Low-Rise Buildings. Buildings three stories or less shall include a clearly defined base and top (roof edge/parapet cap) consistent with the building’s height and architectural style. • Mid- to High-Rise Buildings. Buildings four stories or more shall include a defined base, middle (body), and top (roof edge/parapet cap) consistent with the building’s height and architectural style.
• Design Differentiation. Each of these elements shall be visually distinguished from one another for a minimum of 80% of the facade length. All building shall achieve this through use of two or more of the following [See IUDC Figure 2.03.06-4 (A through F)]:
o Horizontal facade modulation (changes in plane, setbacks, or projections) o Changes in facade articulation, including recesses, projections, or detailing. o Variation in facade rhythm and pattern.

Ex: Simple geometric forms.

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o Variation in fenestration strategy (window size, proportion, spacing, depth, or projection).
o Variation in materials (size, textures, and
colors.

Building Base
• Buildings shall have a distinct ground floor and upper Floors.
• The building base shall visually anchor the structure to the ground through changes in material, articulation,
or massing, unless the Director approves an
acceptable alternative.
• Retail/commercial ground floor space shall have a
minimum height of 18 feet floor-to-ceiling.
• Materials used at the building base shall convey durability and quality and be appropriate for high pedestrian activity areas. Acceptable materials include durable systems such as:
o Textured plaster/stucco.
o Stone or brick veneer.
o Architectural concrete.
o Concrete masonry units.
o Porcelain or exterior-rated tile systems.
o Metal panel systems.
o Similar durable materials as approved by the Director. • Bulkheads and Solid Base Walls. If provided, bulkheads and solid base walls shall not be less than 12 inches or higher than 30 inches.
• Ground-floor storefront façades facing public rights-of-way, pedestrian pathways, or publicly accessible open space shall provide transparent windows and/or clear openings for a minimum of 60 percent of the total façade area.
• Glazing shall have a minimum visible transmittance (VT) of 60 percent and shall be clear, nonreflective, and free of tint or coloration.

Building Middle (body)
• The middle of the building shall be designed to create visual rhythm and order through the use of repetitive architectural elements.
• The middle shall incorporate facade organization through elements such as:
• Repetition of windows or structural bays.
• Columns, piers, or pilasters.
• Awnings, canopies, or shading devices.
• Other architectural elements that define vertical or horizontal segments.

Building Top
• Buildings shall include a clearly defined roof or parapet cap or edge feature that visually distinguishes the top of the building.

Ex: Building Component (Base/Middle/Top

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• The building top shall incorporate at least one of the following elements:
o Protruding cornice or crown molding.
o Corbels, brackets, or similar structural elements supporting eaves. o Shaped or articulated cornices (foam-based or plaster-covered). o Stepped or articulated parapets
o Textured masonry or similar materials that create a distinct upper-edge treatment. • Materials used at the building top shall provide a defined and cohesive roof edge or parapet cap and shall be consistent with the overall architectural design Corners and Towers
• When used, tower elements should mark focal
points, such as the terminus of the main entrance or
a major intersection.
• Tower elements or other prominent building
features should be used to accentuate key elements
such as building entries, converging walls, and
pedestrian plazas or courtyards.
• Highly visible corners should include unique
architectural features to emphasize the building
entrance.

Colonnades
• Upper floors may be projected or recessed to create colonnades or other pedestrian passages. • Colonnades shall provide pedestrian connectivity, protection from the elements, access to light/air, and aesthetic consistency.
• Columns shall align to define the arcade façade and colonnade openings shall align with doors and windows.

Roofs
• Roofs shall be architecturally compatible with building style. • While roof areas may be predominantly flat, visible building elevations shall incorporate variation in roof form and massing through features such as changes in roof height, sloped roof elements (e.g., hip or gable forms, where consistent with the architectural style), or articulated parapets with architectural detailing.
• Roof pitch shall comply with building design and code for materials. • Prohibited roof forms include: Turret or conical roof forms; roof pitches exceeding a 6:12 slope.

Services Utilities, Mechanical Equipment, and Refuse
• Utilities. All new utility boxes and equipment and utility connections shall be underground unless otherwise prohibited by the utility provider (e.g., water backflow prevention device that must be placed above ground) or the City Engineer grants an exemption following his/her determination that such undergrounding is not practicable.

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• Above-ground Utilities, Storage, and Service Areas. All above-ground utilities and equipment (e.g., electric and gas meters, fire sprinkler valves, irrigation backflow prevention devices, etc.), service areas, and outdoor storage areas shall be integrated into building and landscape design and located to minimize impact on the pedestrian experience and neighboring properties. o Utilities and equipment, service, storage, and non-passenger loading shall be located inside buildings or on non-primary street frontages, alleys, parking areas, and/or at the rear or side of buildings.
o Utilities and equipment, service, storage, and non-passenger loading areas shall not be located within the front or street side setback area of the lot or development site. o Utilities and equipment, service, storage, and non-passenger loading areas shall not be located within 25 feet of a street corner. o Utilities and equipment, service, service, storage, and non-passenger loading areas shall be fully screened from view.
o Screening outside of buildings shall be equal to or higher than the height of the equipment to be screened; and
o Screening shall be made of a primary exterior finish material used on other portions of the building, architectural grade wood or masonry, metal, or landscape screening that forms an opaque barrier when planted.
• Above Ground Mechanical Equipment. Above-ground
mechanical equipment (including HVAC units, condensers, transformers, and similar equipment) shall be located on the rear or interior side elevations of buildings, or within interior service areas, and shall not be located between a building and a public street, park, courtyard, or paseo. • Setback. Above-ground mechanical equipment shall not
be located within required front or street side setbacks. • Screening Requirement. All above-ground mechanical equipment shall be fully screened from unobstructed pedestrian-level views from adjacent public streets, parks, courtyards, paseos, and common open space areas.
• Screening Method. Screening shall be provided by one or a combination of the following:
o Architectural enclosures integrated with the building design; o Solid masonry or concrete walls;
o Opaque metal enclosures;
o Landscape screening that forms a continuous, opaque barrier at maturity. • Screening walls and enclosures shall:
o Be a minimum of six inches taller than the equipment being screened. o Use materials, colors, and finishes consistent with the primary building. o Be designed as an integral part of the building or site design. • Prohibited Screening. Chain-link fencing, wood fencing (unless architecturally finished), and temporary screening materials shall not be used for mechanical equipment visible from public or common areas.

Ex: Decorative screen wall and landscaping
around trash enclosure.

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• Noise Consideration. Mechanical equipment shall be located and/or screened to minimize noise impacts on adjacent residential units and outdoor common areas.
• Roof-Mounted Equipment. Roof-mounted mechanical equipment is permitted on flat roofs only when fully screened from public view by a parapet that equals or exceeds the height of the equipment and is integrated with the building’s architecture, materials, and color. • Refuse and Recycling Enclosures. Refuse and recycling containers shall comply with IUDC Section 3.02.08 (Refuse and Recycling). • Enclosure Type. Refuse and recycling containers shall be located within a building, incorporated into the exterior building design, or located within a detached enclosure, design and placed in accordance with the standards below:
o Refuse collection areas to the extent possible shall be located as far as possible from the residential portion of mixed-use buildings and open space areas o Enclosures shall not be located within required front or street side setbacks, required parking spaces, landscape areas, or designated open space areas. o Enclosures shall be located a minimum of 10 feet from any structure, 25 feet from any public street, and 15 feet from a private street.
o Enclosures shall include separate pedestrian access with gate. o Enclosures shall be fully enclosed with solid walls and a truck access gate sufficient to fully screen containers from view, with a minimum height of six (6) feet. o Enclosures shall be constructed of durable materials and shall incorporate primary exterior finish materials and colors consistent with the surrounding buildings.

Acceptable materials include architectural-grade wood, masonry, metal, decorative block, or comparable durable materials.
o Portions of enclosures visible from unobstructed pedestrian-level views from public or private streets, parks, courtyards, paseos, or common open space areas shall incorporate landscape screening along the visible elevation and the adjacent perpendicular elevation(s).
o Required landscape screening shall consist of a minimum five-foot-wide planter area with vines, hedges, or other plant materials that provide an opaque screen at maturity. ▪ Exemptions: Landscape screening is not required along enclosure walls that abut a building, and along access gate locations.

4.2.3 General Architectural Features and Accents
• One architectural style shall apply to all buildings within the commercial/retail land use planning area, although variation from the chosen theme is allowed for major national retail chains that must maintain certain characteristics for identification. • Variation on the architectural theme is encouraged through simple changes such as color palette and entry treatments.

Materials and Colors
Ex: Utility enclosure

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• Buildings shall incorporate durable materials and design features appropriate for Coachella Valley’s hot, arid climate. Exterior wall materials shall have a minimum manufacturer-rated service life of twenty-five (25) years, and roofing materials shall have a minimum manufacturerrated service life of thirty (30) years. • Materials shall be consistently applied across all elevations and shall not create the appearance of thin or applied finishes without depth or termination. • Materials and colors shall be consistent with the architectural style. • Prohibited Siding Materials. The use of plywood, vinyl, plastic (and plastic laminate), and fiberglass is prohibited.
• Prohibited Awning Materials. The use of vinyl and plastic awnings are prohibited. • Building Component Colors. All vents, gutters, downspouts, flashing, electrical conduits, etc., shall be painted to match the color of the adjacent surface • Material Transitions and Wrap. Exterior materials shall wrap architectural elements and extend around building corners on primary elevations and facades visible from public streets or common open space areas.
• For other elevations, materials shall return a minimum of two feet or to the next logical architectural break to avoid the appearance of a thin or unfinished façade. • Material changes shall occur only at inside corners, changes in building plane (minimum 12 inches), or at defined architectural features such as reveals, pilasters, columns, or score lines that provide a clear visual transition. Material changes shall not occur at arbitrary locations on a flat façade and shall be aligned with the overall architectural composition of the building.

Windows and Doors
• Window Recess and Trim. shall be recessed a minimum of three inches from the exterior wall plane or include a trim of at least two inches in width and depth. • Enhanced Window Treatment. Windows facing public streets or open space areas shall include at least one of the following window treatments:
o Recessing and surrounds of not less than four inches. o Architectural brackets.
o Trim elements, headers, and sills.
o Awnings (cloth awnings shall be carefully designed due to high winds). o Shutters proportional to window size and consistent with the architectural style. o Mullion patterns as appropriate to the architectural style • Awnings, when provided, shall be designed to be consistent with the main structure’s architectural style and color palette.
• Awnings, canopies, and other weather protection elements shall not extend across more than 80 percent of the facade.
• Individual segments shall be installed over portion of the storefront, such as a window bay or entrance. Awnings shall not extend across wall sections, across multiple windows, or over columns.
• Emergency exit or egress-only doors should be treated to blend in with the adjacent walls or surfaces to discourage their perception as entries.
•

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4.3 Industrial Design Guidelines

4.3 Industrial Guidelines

4.3.1 Site Design
• Buildings should be oriented to facilitate the ease ofefficient truck parking, and loading, and onsite circulation while minimizing conflicts with pedestrian and customer access. • Buildings should be designed with the vehicle in mind, requiring less pedestrian-scale articulation than buildings in the other land use planning areas. • Interior driveways and drive aisles shall be designed to provide adequate vehicle stacking and maneuvering to prevent vehicles from queuing onto public streets. • Service entrances shall be sitedshould be located to not avoid interference with owner,/ tenant,/ employee, and customer access.
• Loading areas shall be designed forto accommodate backing and maneuvering on-site, not rather than from a public street.
• Appropriate on-site service vehicle parking/ and turnouts shall be provided in an efficient, nonobtrusive location appropriate to the development’s scale and operational needs. • Loading vehicles, when parked, shall not impede normal on-site traffic flow. • For highly visible industrial developments adjacent to freeways, major arterials, gateways, or other prominent public viewpoints, building orientation should be used to reduce the perceived length and scale of large structures.

Pedestrian Environment
• Although industrial buildings may require less pedestrian-scale articulation than buildings in other land use areas, pedestrian entrances and employee-facing areas should incorporate features that provide an identifiable and inviting pedestrian environment. • Pedestrian pathways shall connect building entrances with parking areas and public sidewalks, where applicable.
• Primary pedestrian entrances shall be located near parking and clearly identified through architectural features, landscaping, lighting, or other pedestrian-scaled elements. • Shade trees, seating areas, and landscape amenities should be incorporated into employee gathering areas, where appropriate.
• Pedestrian-scaled lighting shall be provided along walkways and at building entrances.

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4.3.2 Exterior Design
Primary versus Secondary Exposures
• The primary exposure—sides elevations that
contain the main entry and/or face “A”
Street—should receive the highest level of
architectural attention, to design detailing and
articulation than those that are screened from
pedestrian-level, street view by walls,
landscaping, or buildings.
• Building form, mass, scale, modulation,
materials, colors, and architectural details
variation shall be used to highlight emphasize
the main building and its primary public
entrance.
• Secondary exposures—sides elevations that
face driveways, interior private streets, or interior communal spaces— shall be architecturally compatible with the primary exposure to maintain visual cohesion though they do not require the same level of detail.
• Elevations visible from public rights-of-way should not be designed as large, uninterrupted expanses of blank wall.
•
Building Form, Mass, and Scale
• Simple well-proportioned geometric forms shall constitute the overall building form. Rectangular forms are encouraged to promote balance and visual interest. Arbitrary complicated building forms shall be avoided.
• Large industrial buildings shall incorporate horizontal and vertical building modulation to reduce their perceived scale and bulk.
• Building offsets, projections, recesses, stepbacks, and varying building depths shall be used to break up large building masses and long elevations.
• Reduce the visual impact of long building facades using various paint colors, building mMaterials, colors, recesses, reveals, offsets, decorative fixtures, landscaping, screen walls, and other methodsarchitectural features shall be used to reduce the visual impact of long building facades.
• Small-scale articulation of building facades, roofs, materials, colors, and textures are appropriate at locations where pedestrians will experience them.
• Long building elevations shall incorporate changes in wall plane, angled façade segments, or changes in building orientation to avoid a continuous linear appearance. • Long horizontal wall planesBuilding facades visible from a public street or freeway corridor shall include periodic changes in exterior building materials, color, decorative accents, and/or articulated features. Incorporate changes in building plane at regular intervals.

Ex: Secondary exposure side of a building architecturally compatible to the primary exposure of the building through use of windows and color blocking.

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• Modulation and variation of building masses between adjacent buildings visible from public streets is encouraged.
• Buildings should be designed to create a
cohesive, campus-like appearance rather than
the appearance of a single monolithic
structure.
• Office components should be differentiated
from warehouse areas through enhanced
architectural treatments, glazing, materials,
color, building form, and detailing.

Building Articulation
• Building façades should be divided into identifiable architectural bays through changes in materials, glazing, color, texture, detailing, or wall plane. • Long horizontal wall planes visible from public streets should incorporate periodic changes in exterior materials, color, decorative accents, or architectural features. • Avoid uninterrupted wall lengths exceeding 150 feet without architectural articulation. • Architectural reveals, shadow lines, scoring patterns, textured finishes, and material transitions should be used to reduce the appearance of large, blank wall surfaces. • Large expanses of uninterrupted concrete tilt-up panels should be avoided. • Building corners at highly visible locations should incorporate enhanced architectural treatments, increased glazing, vertical elements, or other features that provide visual emphasis. • Towers and other prominent vertical elements, when used, should accentuate key locations such as primary entrances, pedestrian plazas, courtyards, building corners, major intersections, or the terminus of a principal view.
• Pedestrian entrances to buildings should be made obvious through changes in massing, color, and/or building materials.
• Pedestrian and ground-level building entries should be recessed or covered by architectural projections, roofs, or arcades to provide shade and visual relief. • Architectural and trim detailing on building façades shall be clean, simplistic, and not overly complicated.
• Materials applied to any elevations shall turn the corner of the building to a logical termination point in relation to architectural features or massing. • Building Articulation
• Building BodyCreate visual rhythms in the
building’s middle through repetitive façade
elements such as rows of windows and columns.
• Segment the building faces into a series of
defined areas using columns, scoring, piers, and
other combinations that define the vertical
space.

Ex: High level of building articulation, architectural
elements, and textured materials reduce the visual impact of a long building façade.

Ex: Visual rhythm using rows of windows.

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Corners and Towers
• When used, towers and other vertical/prominent building features should be used to accentuate key elements such as building entries, pedestrian plazas or courtyards,
terminus of the main entrance, converging walls, or at a major intersection.
• Design building corners at highly visible locations with a unique architectural feature to emphasize the building
entrance.

Building Entry Treatment
Pedestrian entrances to buildings should be made
obvious through changes in massing, color, and/or
building materials.
• Pedestrian and ground-level building entries should be recessed or covered by architectural projections, roofs, or arcades to provide shade and visual relief.
• Primary eEntries shall be clearly defined and readily visually appealing and identifiable using elements such as changes inthrough building massing, colors, materials, roof heights, enriched materials, increased glazing, architectural detailing, entry portals, recesses, canopies, or similar features. and the use of tower elements or recesses.
• Primary entries should be designed so they are easily recognizable as the main entrance, the most prominent entry for that tenant, readily conveniently accessible to pedestrians, and located near parking, where feasible.
• Primary entries shall beand enhanced with human-scale elements such as lighting, signage, or landscaping to improve approachability and visual interest. • Secondary entries should also be easily recognizable but designed at a lesser scale than the primary entry.
• When building entries are designed with a discernible roof cap or edge, appropriate architectural elements include:
o Protruding crown molding
o Roof corbels supporting roof overhangs
o Roof brackets supporting ease overhangs.
o Shaped, foam-based, plaster-covered cornice
o Stepped parapets
o Textured materials, such as brink masonry
Roofs
• Roof styles and materials shall be architecturally and aesthetically compatible with the overall building design.
• Although most industrial buildings may utilize flat roofs, areas may be flat, the massing of visible elevations should be broken-up with elements such as incorporate variation in roof heights, or Ex: Detailed façade design highlights the
covered building entrance and creates a
recognizable entrance.

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parapet height, roofline, or parapet detailing to provide visual interest and reinforce building articulation. treatments with architectural details.
• Arched, gable, hip, and shed roof forms shall not be used as a primary roof form but as a secondary/accent roof form.
• Parapets should be designed as an integral component of the overall architectural composition. •
• All rooftop-mounted equipment shall be screened from public view using with materials complementary compatible with the primary building architectureto those used on the main structure.

Screening of Refuse/Recycling Containers, Utility Equipment, and Mechanical Equipment • It is crucial to integrate all above-ground utilities and equipment (e.g., electric and gas meters, fire sprinkler valves, irrigation backflow prevention devices, etc.), service areas, and outdoor storage areas into building and landscape design. This integration should be done with the aim to minimize impact on the pedestrian experience and neighboring properties. • Electrical and gas meters shall be located on the rear or side elevation and clustered, screened by landscaping or walls, and/or located behind doors. Screening utility meters behind doors is not required where meters are in screened service areas and service courts or in “back of house” areas not intended for public access.
• The design of screening walls and utility enclosures should be approached as integral architectural features of the building. This approach ensures that they not only serve their functional purpose but also contribute to the overall aesthetic of the structure. • Whenever possible, refuse and recycling collection or storage areas should be located behind or to the side of the building served.
• Solid walls, landscaping, or trellis work shall screen refuse containers, utility equipment, and mechanical equipment from unobstructed pedestrian-level, street-view streets. This screening shall be conceived as part of the building architecture and landscape design to best blend with the overall development.

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• Roof-mounted equipment shall be screened so that it is not visible from unobstructed pedestrian-level views from public streets, walks, or parking lots. Screening of rooftop equipment may be achieved by the building parapet or other similar screen wall components that are consistent with the structure’s
architecture. This applies to all types of
equipment, including mechanical
equipment, communication dishes,
skylights, exhaust fans, ducts, or any
other non-architectural elements.
• All wall- or ground-mounted
equipment shall be screened so that it
is not visible from unobstructed
pedestrian-level views from public
streets or walkways in accordance with
utility requirements. Screening
equipment may be achieved by the
building itself, a screen wall component
that is consistent with the structure’s
architecture, landscaping, and other
devises acceptable to the City.

Screening of Loading Areas
• Loading docks and doors facing I-10 are not required to be entirely blocked from view but will include landscape treatments.
• Truck loading docks shall be screened from pedestrian-level, public view from the streets as detailed in Chapter 3, Development Regulations. Screening may be aesthetically compatible landscaping or comparable materials that blend with the architectural and landscape treatments of the site and perimeter landscaping.

4.3.3 General Architectural Features and Accents
• Architectural design should be clean, simple, and streamlined, and contemporary for a modern appearance.
• Variation on the architectural theme is encouraged through simple coordinated changes in building massing, materials, colors, glazing, such as color palette and entry treatments, and architectural details.
• Architectural elements should be used to create visual interest without introducing unnecessary or overly complicated ornamentation.
• Vertical and horizontal architectural elements should establish a cohesive building composition. • Recessed glazing, projecting frames, canopies, material transitions, reveals, and similar features should be used to create visual depth and reduce the appearance of large blank walls.

Materials and Colors
Ex: Quality material screening of loading docks.

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• All facilities shall be constructed of permanent finished materials such as concrete, masonry, and glass. Acceptable exterior finish materials include concrete with textured, sandblasted, or painted finishes; stone or brick; stucco; or masonry with textured or sandblasted finishes. Glass, glazing systems, glass block, ceramic or natural stone tile, decorative metal, and metal panel systems are appropriate for accents. Metal siding may be used as an architectural detail or only when it serves a practical purpose (e.g., refrigeration units) and is limited to 15 percent of an elevation.
• Exterior building colors are light and warm
tones with darker or more vibrant accent
colors on wall planes at focal points, such as
around building entrances and near outdoor
gathering spaces. Additionally, architectural
designs may mix colors, materials, and
textures to articulate façades and create
visual appeal. Materials and colors shall
match and enhance the architectural style of
the building.
• Material changes shall occur at corners,
edges of building planes, architectural features, building-score lines, or other similar changes in a facade.
• Materials applied to any elevations shall turn the corner of the building to a logical point in relation to architectural features or massing.

Windows and Doors
• Windows, doors, and other
openings should establish a clear
and cohesive pattern within the
unify the building façade by
creating a clear pattern.
• Enhanced glazing should be
provided at office components,
primary entrances, and prominent
street-facing façades.
• Vertically proportioned window
systems should be incorporated where appropriate.
• Glazing patterns should contribute to façade rhythm and articulation. • Clerestory windows and other architectural glazing features are encouraged where compatible with building operations.
• Window treatments, where feasible, are encouraged. Exterior window treatments include, but are not limited to:
o Recessing and surrounds of not less than four inches
o Trim elements
o Headers and sills
Ex: Window design creates a horizontal emphasis and frames the primary building entry. Awnings are consistent with the architectural style.

Ex: Light and warm hues on the building facade with more vibrant accent colors to emphasize building entry.

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o Mullion patterns as appropriate to the architectural style • Awnings, when provided, shall be designed to be consistent with the architectural style and color palette of the main structure.
• Windows, material changes, colors, and façade decorations details shall create visual interest and break up flat surfaces, especially at the pedestrian level. • Emergency exit andor egress-only doors should be treated designed to blend in with the adjacent walls or surfaces to discourage their perception as entries.

Architectural Lighting
• Building-mounted lighting should be used to accentuate architectural features and primary entrances.
• Lighting fixtures should be concealed or integrated into the building design where feasible.

4.4 Walls and Fences
Walls and fences should support the goals of the master plan with visually cohesive designs that reflect the contemporary village aesthetic and unifying within the overall community. • Mixed-use and industrial areas facing local roads:
o Materials should complement adjacent architecture while maintaining an understated contemporary quality.
o Preferred materials include:
▪ Precision block walls with running or stacked patterns ▪ Stucco finishes in light colors
▪ Tubular steel fences with minimal detailing and dark bronze or matte black finishes
• Industrial areas facing freeways, arterials and open space:
o Additional materials may be used for security purposes, including:
▪ Tubular steel fences with extended pickets
▪ Heavy gauge wire mesh
▪ Vinyl-coated chain link fences in the color ranges described above

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4.5 Landscape Objective Design Standards and Guidelines The landscape within The Oasis of Indio shall support the goals of the Specific Plan by creating cohesive, well-designed outdoor environments that reinforce the contemporary village character. Landscape areas shall be designed to provide a clear sense of arrival, safe pathways for circulation and interconnectivity, and create inviting spaces that encourage use and activity while maintaining visual continuity throughout.

Landscape design shall emphasize pedestrian-oriented experiences and incorporate a mix of materials and plantings that complement the adjacent architecture. Each land use district shall incorporate a distinct landscape character that supports its function while contributing to a cohesive overall design.

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• Shade canopies and trellises shall be incorporated to provide architectural interest to the landscape and pedestrian comfort. Seasonal shading concepts shall be considered for plazas and seating areas to address the variation in seasonal temperatures. • Large specimen shade trees should be incorporated within plaza and gathering spaces to create inviting destinations and a sense of permanence. A combination of trees, plant species, and site furnishings shall be used to enhance the usability and comfort of these spaces. • Bike racks shall be provided in convenient and visible locations near commercial corridors to support and increase alternative modes of transportation. • Select gathering areas shall be oriented and designed to be visible from Monroe Street and ”A” Street, where feasible, to enhance street presence and encourage activity.

4.5.1 Landscape Architectural Concepts
The landscape design shall reinforce the contemporary mixed-use village while providing visual cues for visitors and inviting destinations. Landscape features that complement the contemporary aesthetic while also providing functionality and sustainability shall be incorporated into the design of the residential, commercial/retail, and industrial land use areas. Each area shall have a distinct “personality” that supports the adjacent uses while lending individuality to each land use district.

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Landscape design shall utilize a hierarchy that provides visually prominent planting for the purpose of visual interest and guiding movement, and a more visually receding landscape for functional spaces.

Planting concepts may include, but are not limited to:
• Resort-style palm trees at commercial/retail and multi-family entries • Desert-adapted shade trees at industrial entries and parking areas • Formal planting arrangements at entries, gateways, and transition areas • Large evergreen shade trees and palms at plazas and seating areas to support pedestrian comfort

4.5.2 Entries, Edge Conditions and Social Spaces
The following design studies are intended to guide the hierarchy described above.

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4.5.2.1 Retail and Multi-Family Entry

4.5.2.2 Industrial Entry
Legend

1. Date Palm tree

2. Desert canopy tree

3. Desert landscape areas

4. Enhanced pavement

5. 6’ wide concrete walkway

6. Horizontal or vertical marker

7. Median Island

8. Parking lot/Driveway
Legend

1. Desert canopy tree

2. Desert landscape areas

3. Asphalt Pavement

4. 6’ wide concrete walkway

5. Horizontal or vertical marker

6. Drive Aisle

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4.5.2.3 Corner Monumentation
The landscape corner monuments located at primary intersections shall be designed to follow the current sign hierarchy program located on Monroe Street north of the 1-10 freeway. The sign size, orientation, and associated landscaping shall reinforce the scale of the adjacent retail property. Plant material shall include mature Date Palm trees and create an attractive landscape composition with the sign and wall design.

4.5.2.4 Landscape Character, Signature Identity, and Edge Conditions Each planning area shall incorporate a distinctive landscape character through a mix of planting and hardscape materials. Hardscape materials may include stone, stucco, masonry, precast concrete, and wood. Planting may be designed using either architectural, symmetrical arrangements or more varied and eclectic compositions with diverse textures and forms, provided that the overall design is cohesive and consistent with the character of the planning area.

Edge Treatments and Buffering
Landscaping shall be used to buffer and screen adjacent land uses and public rights-of-way to support visual quality and compatibility with surrounding conditions.

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Edge conditions shall incorporate landscaping, berming, walls, and/or other site design elements, as appropriate, to provide transitions between uses, successfully integrate the development into the surrounding neighborhood, and to reduce the visibility of parking, service areas, and other non-desirable views (see exhibits on pages 4-26 through 4-29). Landscape and edge conditions shall be designed in accordance with the following:
• Monroe Street Parkway (Figure 4-1): 20-foot-wide landscape area with a 2-3-foot high berm to help screen vehicles in adjacent parking lots from the roadway. • ‘A’ Street @ Commercial Edge Condition (Figure 4-2): 21-footwide landscape area with a 2-3-foot high berm to help screen vehicles in adjacent parking lots from the roadway. • ‘A’ Street @ Industrial Edge (Figure 4-3): 14-footwide landscape area with a 2-3-foot high berm and desert canopy tree adjacent to a 12-foot-tall screen wall. • Freeway Edge (Figure 4-4): 10-footwide landscape area with vertical/upright trees to help screen industrial building(s).
• Avenue 42 @ Residential Edge (Figure 4-5): 19-foot-wide landscape area with a high wall or fence and desert canopy trees or palms within the walled area. • ‘A’ Street @ Residential Edge (Figure 4-6): 19-foot-wide landscape area with decomposed granite trail connecting to adjacent 35- to 50-foot-wide landscaped detention basin zone, which may include access drives and/or walks from northerly mixed-use areas. • ‘A’ Street Cross Section (Figure 4-7): provided for illustrative purposes.

Landscaping shall be designed to provide shade and thermal comfort for pedestrians and parking areas, consistent with the desert climate. Parking areas and pedestrian pathways shall incorporate canopy trees that provide shade and are appropriate for local climate conditions. Shaded walkways shall be provided to support comfortable connections between districts. A mix of evergreen and deciduous trees may be used at seating areas to provide seasonally adapted and responsive shade.

Trees shall be spaced and sized to provide a minimum of 50 percent shade coverage of the total walkway length within ten (10) years of installation. Trees shall be drought-tolerant and climate-appropriate species consistent with local water-efficient landscaping requirements.

Landscaping shall be provided in all areas not occupied by buildings, parking, pedestrian and vehicular circulation, or open space.

Landscaping shall comply with Article 3, Section 3.02.09 of the IUDC, except where modified by the Objective Design Standards of this Specific Plan.

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Figure 4-1: Monroe Street Parkway – Commercial Edge Condition (West) Figure 4-2: Street ‘A’ – Commercial Edge Condition

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Figure 4-3: Street ‘A’ – Industrial Edge Condition
Figure 4-4: Freeway Edge Condition
12’ Screen wall

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Figure 4-5: Avenue 42 – Residential Edge
Condition
Legend

1. 5’ Bike Lane 4. Power Pole

2. 6’ Sidewalk 5. 6’ Wall or Fence

3. Water Efficient Landscape 6. Desert Trees
Figure 4-6: Street ‘A’ Residential Edge
Condition
Legend

1. Basin with Landscape

2. Wall or Fence

3. Decomposed Granite Trail

4. Canopy Trees

5. 6’ Sidewalk

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Street ‘A’ – Commercial Edge
Condition
Drive-Through Screening
Creative solutions for screening undesirable views shall include berms, multiple layers of landscaping and architectural screens that complement the building architecture. Architectural planting solutions and modern interpretive wall art may be used for creating interest along perimeter walls.

Detention Basins
Detention basins shall be designed as landscaped open space areas incorporating a combination of desert riparian trees, desert cactus and succulents, and select groundcovers, together with rock outcroppings. Where feasible, detention basins shall include accessible gathering areas, which may incorporate features such as gabion structures, seating, or similar elements around the basins to activate the open space and support passive recreation. Basins shall be configured using naturalistic,

1. 6’ Sidewalk 6. Gabion Wall with Seating

2. 2’-3’ Berm with Desert Planting 7. Basin with Water Efficient Landscape

3. Desert Canopy Trees 8. Decomposed Granite Walking Trail

4. 12’ Screening Wall 9. Wall or Fence

5. Truck Parking
Legend
Figure 4-7: Street “A” Cross Section

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undulating landforms and shall avoid uniform or geometric basin forms unless required to meet drainage, safety, or engineering requirements.

4.5.3 Landscape Sustainability and Energy Efficiency
The plant palette throughout the Specific Pan area shall utilize a low-maintenance and low-water palette. Turf grasses will only be permitted in “use” areas that include open lawns for play/ recreation and infiltration portions of detention basins. Annual plant materials are allowed in accent landscaping areas but shall not be allowed in permanent planting areas of the Specific Plan.

The landscaping and irrigation plans and system shall comply with all City ordinances relating to water efficiency and shall be an automatic system with an irrigation timer and two drip or bubbler heads per tree to produce deep-root irrigation. The water use calculations for this system will be prepared and submitted per Indio Water Authority’s irrigation design requirements.

Landscape lighting will include tree and shrub-up lights, path lights, and step lights. All lighting will be low voltage and have low-maintenance LED fixtures. The selective use of uplights will be limited to highprofile specimen trees and shrubs and will be shielded to reduce glare and hot spots. There shall be a lumen foot candle for all exterior lighting at any property line of abutting properties and/or public rightof-way. Lighting for landscaping, pathways, stairways, monuments, and signs shall be installed as needed for security and safety purposes.

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4.5.4 ‘THE OASIS OF INDIO’ PLANT PALETTE

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Chapter 5– Administration and
Implementation
The purpose of this section is to outline the procedures necessary to implement The Oasis at Indio Specific Plan for the benefit of the development team, the City and other approving agencies, and interested citizens. This section establishes a clear, streamlined, and predictable review process for new development within the Specific Plan Area, with most review and approval authority delegated to the administrative level based on the objective development standards and guidelines set forth herein.

5.1 Administration
The California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 et seq.) grants authority to cities to use Specific Plans for purposes of implementing the goals and policies of the City’s General Plan.

The Oasis at Indio Specific Plan establishes a set of regulations, standards, guidelines, and processes for the proposed development, and shall constitute the zoning for development within the Specific Plan Area.

5.1.1 Responsibility and Enforcement
The City of Indio Planning and Building and Safety Division, Community Development Director, and Public Works Department or his or her designee shall be responsible for administering The Oasis at Indio Specific Plan in accordance with the provisions of this Specific Plan document, all governing and applicable State and federal laws, the City of Indio’s General Plan, and the City of Indio’s Municipal Code.

The Oasis at Indio Specific Plan serves as the implementation tool for the General Plan land use and zoning for the Specific Plan Area. The Specific Plan addresses permitted uses, development standards, and Objective Design Standards and Guidelines. The City shall enforce the provisions of the Specific Plan in the same manner that the City enforces the provisions of the Municipal Code and Unified Development Code.

5.1.2 Applicability
All development within The Oasis at Indio Specific Plan Area shall comply with the requirements and standards set forth in this Specific Plan. If conflicts exist between the standards contained in this Specific Plan, Unified Development Code, or Municipal Code, the regulations and standards in the Specific Plan shall take precedence.

Any area of site development, administration, review procedures, and regulations not expressly addressed by this Specific Plan document shall be subject to the provisions of the City of Indio Unified

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Development Code (IUDC) or Municipal Code, using the context and objectives of the Specific Plan as a guide.

5.1.3 Severability
If any portion of this Specific Plan and its regulations are declared to be invalid or in effect in whole or in part by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions thereof.

5.1.4 Interpretation
Whenever the provisions contained in the Specific Plan conflict with the Municipal or Unified Development Code, the provisions of the Specific Plan shall take precedence. In case of uncertainty or ambiguity to the meaning or intent of any provision concerning the content or application of The Oasis at Indio Specific Plan, the Community Development Director or designee has the authority to interpret the intent of the provision. Such interpretations shall take into account the stated goals and objectives of the Specific Plan and the 2040 General Plan. The Community Development Director’s decision shall be final.

5.1.5 Initial Entitlements
Initial entitlements required for development in the Specific Plan Area include the following actions to be taken by the City:
➢ Environmental Impact Report (EIR)
➢ General Plan Amendment – The 2040 General Plan is a long-term comprehensive policy document that contains the primary vision, principles, and policies that define the future land use mixes, intensities, patterns, and forms to be implemented. The General Plan Amendment will be considered by the Planning Commission and City Council and adopted by Resolution. The General Plan Amendment proposes to amend the Land Use Element, Figure 3-4 “General Plan Place Types” from Mixed-Use Neighborhood (MUN) and Regional Commercial (RC) to Specific Plan SP within the Specific Plan Boundary and revise the Mobility Element Figure 4.3 “Circulation Plan” to remove Clinton Street south of Avenue 42.
➢ Withdraw the western 80-acre portion of the site from the Gateway Conceptual Specific Plan. ➢ Rescind the Thymes Square Project Master Plan and the Clinton Street Business Park Project Master Plan.
➢ Specific Plan – The Oasis at Indio Specific Plan is a regulatory document that establishes the zoning, land use designations, development standards, and design guidelines for the entire Specific Plan Area. The Specific Plan will implement the City’s General Plan. The Specific Plan will be considered by the Planning Commission and City Council and adopted by Ordinance.

Subsequent tract/parcel maps or site development plans must be in substantial compliance with the adopted Specific Plan. A zone map change from Specific Plan (MU-SP), Mixed-Use Neighborhood (MUN), and Regional Commercial (RC) to Specific Plan SP is required as part of the Specific Plan adoption.

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➢ Financial Map – A financial map is a non-regulatory exhibit that illustrates the distribution of project costs, funding mechanisms, and financial responsibilities associated with implementation of the specific plan. The financial map will establish the overall financing framework for the project planning areas. A financial map has been prepared and will be considered by the City concurrently with the review of this Specific Plan. ➢ Development Agreement

5.1.6 Administrative Adjustments and Specific Plan Amendments It is anticipated that certain modifications or adjustments to the Specific Plan text, exhibits, and/or project may be necessary during the development of the project. Amendments may be requested at any time pursuant to Section 65453(a) of the Government Code. Depending upon the nature of the request, environmental analysis may be required, pursuant to the CEQA Guidelines.

5.1.6.1 Administrative Adjustments
Administrative Adjustments are minor adjustments or modifications, as requested by an applicant, from the plans and standards of the Specific Plan that are consistent with the vision of The Oasis at Indio Specific Plan, are in substantial conformance with the intent of the Specific Plan provisions, and do not result in additional potentially significant environmental impacts as defined by CEQA. These modifications may be warranted to accommodate changes resulting from final design and engineering that cause adjustments in internal driveway alignments, location of utilities or other infrastructure, development of innovative product design, distribution of permitted uses within the Specific Plan, development of builder‐level design guidelines, density transfers or other similar modifications deemed to be minor. The following may be considered for Administrative Adjustments:
➢ Inclusion of land uses not specified in Chapter 3, Development Regulations, but similar in intent and character subject to the 2040 General Plan and interpretation by the Community Development Director as specified in Section 5.1.4 Interpretation above. ➢ Determination of equivalent Development Standards.
➢ Revisions to exhibits, graphics, and text for purposes of clarification that do not substantially change the intent of The Oasis at Indio Specific Plan.
➢ Modifications necessary to comply with final Conditions of Approval or mitigation measures when adopted under subsequent actions.
➢ Modifications to performance standards included in the Specific Plan provided any such modifications provide substantially equivalent protection as the original standard. ➢ Modification of the acreage covered by a given Planning Area; however, Planning Area 4 shall not be increased.
➢ Minor adjustments of any planning area boundary to implement a development plan (including lot line adjustments).
➢ A decrease in development intensity/density (non-residential square footage, lodging rooms, and/or residential units).
➢ Modifications to the conceptual phasing program, provided that public infrastructure improvements and services necessary to serve the development are available or will be provided concurrently with the development.

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➢ Modifications to the conceptual design guidelines, which are intended to be flexible in their implementation, as well as to the objective design standards contained within this Specific Plan. ➢ Adjustments to the alignment, location and sizing of utilities and facilities or a change in utility and/or public service provider may be approved by the City’s Public Works Department, so long as the adjustments or changes are found to be in compliance with applicable plans and standards of the agency responsible for such utilities and facilities and do not result in significant environmental impacts.
➢ Modifications to the design of the roadway cross-sections, alignment, width, and location of vehicle ingress and egress, and roadway alignment provided that the streets and drives have adequate capacity to handle the anticipated volumes of traffic and the design changes are supported by the City’s Traffic Engineer in compliance with the 2040 General Plan Mobility Element.
➢ Modifications deemed by the Community Development Director to be minor modifications that are in keeping with the intent of Oasis at Indio Specific Plan and are in conformance with the City’s 2040 General Plan.
➢ Minor adjustments to any of the development standards or regulations such as modification of wall heights for noise attenuation purposes, modification of allowable encroachments into setbacks, etc. that are specifically allowed under the Development Regulations of this Specific Plan.
➢ Approval of changes in construction materials and methods that are functionally equivalent or superior.
➢ Modification of any design element in this Specific Plan that improves circulation, reduces grading, improves drainage, improves infrastructure, or provides similar utility and reduces operations and maintenance costs or improves the level of sustainability. ➢ Determinations regarding issues, conditions, or situations that arise and are not addressed by this Specific Plan.

The Administrative Adjustments listed above are not comprehensive. Additional adjustments may be approved by the Community Development Director if found to be in compliance with the 2040 General Plan and in substantial conformance with the purpose and intent of the Specific Plan, provided that such adjustments do not result in new or substantially more significant environmental impacts, as defined by CEQA.

Documentation demonstrating substantial conformance may include text and/or maps describing the nature of the proposed modifications or adjustments to the Specific Plan. This application of substantial conformance with the adopted Specific Plan shall undergo any necessary technical review by City departments, as deemed appropriate by the Community Development Director or designee.

The Community Development Director shall record the determination in writing with findings on which the determination is based. The Administrative Adjustment may be approved, with or without conditions, after making all the following findings:

1. The modifications are consistent with the goals and intent of the Specific Plan;

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2. The physical characteristics of the site have been adequately assessed, and proposed building sites are of adequate size and shape to accommodate proposed uses and all other features of development;

3. There is supporting infrastructure, existing or available, consistent with the requirements of the Specific Plan, to accommodate the development without significantly lowering service levels; and

4. The development resulting from the approval of the Administrative Adjustment would not be detrimental to the public health, interest, safety, or general welfare and would not be detrimental or injurious to property or improvements in the vicinity and in the same Land Use District.

Public Notice
No public review or public notice shall be required. The decision by the Community Development Director shall be final unless a call for review is made pursuant to Section 6.03.12 of the Unified Development Code.

5.1.6.2 Specific Plan Amendments
Substantial amendments to the Specific Plan are modifications or amendments that change the intent, provisions, or development standards of The Oasis at Indio Specific Plan. Amendments shall constitute the following:
➢ Amendments to the Specific Plan that would result in an amendment to the City’s adopted 2040 General Plan.
➢ Modifications to the Specific Plan boundaries to include properties not included in the Specific Plan at the time of approval (changes to planning area boundaries within the Specific Plan boundaries are deemed minor as noted above and would not require an amendment). ➢ Any changes in land use or development intensity that would result in substantial changes or potentially significant impacts not considered by the EIR. ➢ Any changes in land use development intensity that would increase the maximum development capacity as described in Chapter 2 of the Specific Plan and implemented by the Land Use Equivalency Table (Table 5-3).

Specific Plan Amendments shall be reviewed and processed pursuant to Section 6.05.03 of the Unified Development Code. The Specific Plan may be amended as often as deemed necessary by the Council in compliance with State law (Government Code Section 65453).

5.2 Implementation
Approval of The Oasis at Indio Specific Plan indicates acceptance by the City Council of a general framework for development within the Specific Plan boundaries. Part of that framework establishes specific development standards that constitute the zoning regulations for The Oasis at Indio Specific Plan. The implementation process described herein provides the mechanisms for review and approval of subsequent development projects within the Specific Plan boundary.

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The intent of Section 5.2.1 is to streamline subsequent project approvals. Figure 5‐1, Permit Process, and Table 5‐1, Review Authority outline the procedures for the processing of implementing projects within the Specific Plan.

5.2.1 Planning Review
Planning review is required for all projects that require a permit for new construction, reconstruction, rehabilitation, alteration, or other exterior improvements to a structure, site, or parking area, except for:

1. Additions, construction, reconstruction, alterations, improvements, and landscaping for a project developed in compliance with a previously approved planning review;

2. Replacement of exterior materials, including openings, with the same or substantially similar materials; and

3. Individual single-family homes and additions to single-family homes (see Section 6.04.02 (Zoning Clearance [as part of Building Plan Check]).

5.2.2 Planning Review - Administrative
Applicability
Administrative Planning Review applies to proposed new or modified uses, activity, and/or structures that are permitted as a matter of right (“P”) or through an Administrative Use Permit (“AUP”) pursuant to Table 3-1 (Land Use Matrix), provided the project complies with all applicable development regulations in Chapter 3 and is consistent with the intent of the Objective Design Standards and Guidelines in Chapter 4. Administrative Planning Review is intended to be a ministerial process based on objective standards, regardless of the review authority.

Review Authority
Administrative Planning Review shall be conducted as follows:
➢ The Community Development Director shall serve as the review authority for the following projects:
o Residential development projects and residential mixed-use projects with up to 100 dwelling units and not subject to the Housing Crisis Act (SB 330); o Commercial development projects with a total floor area of 10,000 square feet or less; and o Industrial development projects with a total floor area of 100,000 square feet or less, that comply with all applicable requirements of Assembly Bill 98 (AB 98). ➢ The Planning Commission shall serve as the review authority for projects that exceed the thresholds listed above but otherwise qualify for Administrative Planning Review. ➢ The Director may, at their discretion, refer any Administrative Planning Review application to the Planning Commission for decision.

Application Review and Approval Process
The applicable review authority (Community Development Director or Planning Commission) shall evaluate the project for consistency with all applicable use regulations, development standards, and Objective Design Standards and Guidelines.

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If the review authority determines the proposed project:

1. Is permitted by right or eligible for Administrative Use Permit approval;

2. Complies with all applicable development and use standards; and

3. Is consistent with the intent of the Objective Design Standards and Guidelines; the project shall be approved, subject to conditions of approval as applicable. Staff shall prepare a Notice of Decision, including required findings and conditions of approval.

Public Notice
For projects requiring an Administrative Permit, a mailed notice shall be delivered by First Class mail 10 days before the date of action to:

1. The applicant, the owner or owner’s duly authorized agent, and any occupant of the subject property; and

2. All property owners within a 500-foot radius of the subject property as shown on the latest available assessment roll.

In addition, a public notice sign shall be posted on-site in accordance with Section 6.03.08(G) (Standards and Specifications for Public Notice Signs) of the Unified Development Code.

5.2.2.1 Minor Modifications of Approved Plans
No change to an approved use or structure shall be permitted unless the permit is modified in accordance with this Specific Plan. For the purposes of this Section, the modification of a permit may include modification of a planning review approval.

Applicability
The Community Development Director may approve minor changes or modifications to approved plans provided that the following criteria are met:

1. The modification would not result in significant offsite impacts or intensify any potentially adverse effects of the project.

2. The modification is consistent with the original findings and conditions of approval.

3. The modification does not change the approved land use.

4. The modification is consistent with the development and design standards they were approved under.

5. The modification does not increase, reduce, or alter the size or shape of the development beyond the following:
a. A maximum five percent increase in building height;
b. A maximum 10 percent increase in floor area or building coverage; or c. A maximum 10 percent decrease in common open space.

Review Authority and Approval Process
The Community Development Director shall serve as the review authority. Minor modifications shall be reviewed ministerially for consistency with this Section and applicable standards. The decision by the

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Community Development Director shall be final unless a call for review is made pursuant to Section

6.03.12 of the Unified Development Code.

Public Notice
For projects requiring an Administrative Permit, a mailed notice shall be delivered by First Class mail 10 days before the date of action to:

1. The applicant, the owner or owner’s duly authorized agent, and any occupant of the subject property; and

2. All property owners within a 500-foot radius of the subject property as shown on the latest available assessment roll.

In addition, a public notice sign shall be posted on-site in accordance with Section 6.03.08(G) (Standards and Specifications for Public Notice Signs) of the Unified Development Code.

5.2.2.2 Administrative Variance
Administrative Variances are minor deviations that are small in size from otherwise applicable standards and are unlikely to have any adverse effects on nearby properties or neighborhoods.

Applicability
Administrative Variances may be granted to vary or modify dimensional and performance standards, but may not be granted to allow uses or activities that this Specific Plan or the 2040 General Plan does not authorize.

Review Authority and Approval Process
The Community Development Director shall serve as the review authority for Administrative Variance.

Administrative Variances shall be reviewed ministerially for consistency with this Section and applicable standards.

The Community Development Director may approve, or approve with conditions, an Administrative Variance for adjustments from the development standards in Chapter 3 of this Specific Plan where, in their opinion, the intent of the standards can be achieved and equal performance obtained.

The authority to grant such variances shall be limited to requests that do not exceed a 20 percent deviation in the development standards for the following:
a. Lot area
b. Setbacks
c. Parking regulations
d. Encroachments into setbacks.
d. For building height, the authority to grant an Administrative Variance shall be limited to a maximum deviation of five percent from the applicable building height standard.

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Required Findings for Administrative Variances
Administrative Variance shall include data or other evidence showing that the requested Administrative Variance conforms to the required findings set forth below. The Community Development Director may approve or approve with conditions an Administrative Variance application if all of the following findings are made.

1. There are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the vicinity and identical zone, and that the granting of an Administrative Variance will not constitute a granting of a special privilege inconsistent with the limitations on the property in the vicinity and identical zone;

2. The granting of the application is necessary to prevent a physical hardship which is not of the applicant’s own actions or the actions of a predecessor in interest;

3. The granting of the application will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare or convenience; and

4. The granting of the Administrative Variance will be consistent with the general purposes and objectives of this Specific Plan and of the General Plan.

Public Notice
For projects requiring an Administrative Permit, a mailed notice shall be delivered by First Class mail 10 days before the date of action to:

1. The applicant, the owner or owner’s duly authorized agent, and any occupant of the subject property; and

2. All property owners within a 500-foot radius of the subject property as shown on the latest available assessment roll.

In addition, a public notice sign shall be posted on-site in accordance with Section 6.03.08(G) (Standards and Specifications for Public Notice Signs) of the Unified Development Code.

The decision by the Community Development Director shall be final unless a call for review is made pursuant to Section 6.03.12 of the Unified Development Code.

5.2.2.3 Administrative Use Permit
Uses specified as administratively permitted uses (AUP) within Chapter 3 “Development Regulations” of this Specific Plan shall be reviewed and approved by the City pursuant to the requirements of the Unified Development Code, Section 6.04.04 (Use Permits).

Review Authority and Approval Process
The Community Development Director shall serve as the review authority. Administrative uses shall be reviewed ministerially for consistency with this Section and applicable standards. Where provisions of the Unified Development Code conflict with this Specific Plan, the provisions of this Specific Plan shall govern. The Community Development Director may, at their discretion, refer any application for an Administrative Use Permit that may generate substantial public controversy or involve significant land

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use policy considerations to the Planning Commission for a decision rather than acting on the application. Such referral shall not alter the administrative nature of the review.

Public Notice
For projects requiring an Administrative Permit, a mailed notice shall be delivered by First Class mail 10 days before the date of action to:

1. The applicant, the owner or owner’s duly authorized agent, and any occupant of the subject property; and

2. All property owners within a 500-foot radius of the subject property as shown on the latest available assessment roll.

In addition, a public notice sign shall be posted on-site in accordance with Section 6.03.08(G) (Standards and Specifications for Public Notice Signs) of the Unified Development Code.

The decision by the Community Development Director shall be final unless a call for review is made pursuant to Section 6.03.12 of the Unified Development Code.

5.2.2.4 Temporary Use Permit
Uses specified as temporary (TUP) within Chapter 3, “Development Regulations”, of this Specific Plan intended to be of a limited duration of time and not permanently alter the character or physical facilities of the site where they occur shall be reviewed and approved by the City pursuant to the requirements of the Unified Development Code, Section 6.04.05 (Temporary Use Permits).

5.2.3 Planning Review – Ministerial
Applicability
Ministerial planning review applies to the following types of proposed uses or buildings that qualify for streamlined ministerial planning review under California Government Code Sections 65650 et seq. ("State Supportive Housing Law"), 65660 et seq. ("State Low Barrier Navigation Centers Law"), and 65913.4 ("State Streamlined Ministerial Approval Process"). ➢ Affordable housing developments (per SB 35).
➢ Residential developments of two or more units and mixed-use developments in which twothirds of the project’s square footage is used for residential purposes (per Housing Crisis Act/SB 330).
➢ Transitional or supportive housing (per SB 744/AB 2162). ➢ Low Barrier Navigation Centers (per SB 48).

Review and procedure shall be processed in compliance with Section 6.04.03.E (Permits and Approvals) of the IUDC.

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5.2.4 Planning Review – Discretionary
Applicability
Discretionary planning review applies to all projects that are discretionary and requireing Planning Commission approval (such as Conditional Use Permits and Variances) and all projects that do not qualify for an administrative or ministerial planning review.

Review Authority and Approval Process
Discretionary Planning Review and procedures shall be processed in compliance with Section 6.04.03.F (Permits and Approvals) of the IUDC.

5.2.4.1 Major Modifications of Approved Plans
No change to an approved use or structure shall be permitted unless the permit is modified in accordance with this Specific Plan. For the purposes of this Section, the modification of a permit may include modification of a planning review approval.

Applicability
The Planning Commission may approve major changes or modifications to approved plans provided that the following criteria are met:
a. The modification would not result in significant offsite impacts or intensify any potentially adverse effects of the project.
b. The modification is consistent with the original findings and conditions of approval. c. The modification does not change the approved land use. d. The modification is consistent with the development and design standards they were approved under.
e. The modification does not increase, reduce, or alter the size or shape of the premises beyond the following:
a. A maximum 10 percent increase in building height;
b. A maximum 15 percent increase in floor area or building coverage; or c. A maximum 15 percent decrease in common open space.

Review Authority and Approval Process
The Planning Commission shall serve as the review authority. Major modifications shall be reviewed for consistency with the approved project and applicable standards. A request for changes beyond those allowed under the thresholds for major modifications above shall be treated as a new application.

Public Notice
This is an action item only, not subject to public hearing.

5.2.4.2 Variance
All Variances that do not qualify as an Administrative Variance are subject to discretionary review and requirements pursuant to Section 6.04.06.E (Variances) of the IUDC.

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5.2.4.3 Conditional Use Permits
Uses specified as conditionally permitted uses (CUP) within Chapter 3 “Development Regulations” of this Specific Plan shall be reviewed and approved by the City pursuant to the requirements of the Unified Development Code, Section 6.04.04 (Use Permits).

Figure 5‐1: Permit Process

5.2.5 Pre-Application Review and Conferences
A Pre-Application Review is a review process and opportunity to:

1. Acquaint a potential application with information on relevant policies, code regulations, and other relevant criteria and procedures. This review is intended for large or complex projects and projects that are potentially controversial.

2. Provide a potential applicant with an early opportunity to meet with the City’s Pre-Application Committee to identify possible major issues and discuss the City’s review processes to help expedite permit processing and approvals.

3. To acquaint City staff with a potential applicant and application.

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Pre-application reviews for subsequent development projects requiring an administrative review or discretionary planning review is not required.

5.2.6 Concurrent Processing
Concurrent Processing. When a proposed project requires more than one permit application with more than one Review Authority, all project permits shall be processed concurrently as interrelated permits for a project and shall not be bifurcated. The highest designated Review Authority for all requested permits shall take final action on all permits.

5.2.7 Notice of Decision; Appeals; Expiration and Extensions When making a decision to approve, approve with conditions, modify, or deny any discretionary permit, the responsible authority shall issue a Notice of Decision and make findings of fact as required.

5.2.7.1 Notice of Decision
Where Planning Review is conducted by the Community Development Director, a Notice of Decision shall be provided pursuant to Section 6.03.10 (Timing and Notice of Decision and Findings Required) of the IUDC. The Director shall provide a report at every regularly scheduled Planning Commission meeting of administrative decisions made by the Director or his/her designee.

Where Planning Review is conducted by the Planning Commission, a Notice of Decision of Planning Review shall be provided concurrently with the associated project approval (such as the Conditional Use Permit or Variance). See Section 6.03.10 (Timing and Notice of Decision and Findings Required) of the IUDC.

5.2.7.2 Appeals
Planning Review decisions are subject to the appeal provisions of Section 6.03.13 (Appeals) unless otherwise specified in this Specific Plan.

5.2.7.3 Expiration and Extensions
Planning Review approval is effective and may only be extended as provided for in Section 6.03.15 (Expiration and Extension) of the IUDC.

5.2.8 Project Tracking
To ensure consistency and track implementation, all Development Project Review applications shall be documented using the tracking form provided in Appendix B of this Specific Plan.

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Table 5-1
Review Authority
Planning Entitlements/Project Type Required
Permit
Public
Notice
Review & Decision
Making Authority1
CDD2 PC CC
R = Review, RC = Recommendation, D = Decision, A = Appeal Administrative Adjustment per Specific Plan
Section 5.1.6.1 ZC No D
Specific Plan Amendment per Specific Plan
Section 5.1.6.2 SPA Yes R RC D
Administrative Planning Review-see Specific
Plan Section 5.2.2 PRA Yes D
Minor Modification of Approved Plans per
Specific Plan Section 5.2.2.1 ZC Yes D
Administrative Variance per Specific Plan
Section 5.2.2.2 AV Yes D
Administrative Use Permit per Specific Plan
Section 5.2.2.3 AUP Yes D
Temporary Use Permit per Specific Plan
Section 5.2.2.4 TUP No D
Ministerial Planning Review for qualifying
projects per Specific Plan Section 5.2.3 PRM Yes R D A
Discretionary Planning Review per Specific
Plan Section 5.2.4 PRD Yes R D A
Major Modifications to an Approved Permit
per Specific Plan Section 5.2.4.1 PRD *Action Item only R D A Variance per Specific Plan Section 5.2.4.2 VAR Yes R D A Conditional Use Permit per Specific Plan
Section 5.2.4.3 CUP Yes R D A
Land Use Conversions per Specific Plan
Section 5.2.9 PRA No D
Zoning Clearance letter BP No D
Other Procedures
Interpretations per Specific Plan Section 5.1.4 D
Key
AUP
AV
BP
CC
CDD
CUP
PC
Administrative Use Permit
Administrative Variance
Building Permit
City Council
Community Development Director or Designee
Conditional Use Permit
Planning Commission
PRA
PRD
PRM
SPA
TUP
VAR
ZC
Planning Review -Administrative
Planning Review-Discretionary
Planning Review-Ministerial
Specific Plan Amendment
Temporary Use Permit
Variance
Zoning Clearance
Notes:
1Decisions by the Director on administrative actions may be called for review by the Planning Commission or City Council, in accordance with IUDC Section 6.03.12 (Calls for Review). 2The Director may, at his/her discretion, refer any administrative application to the Planning Commission for a decision rather than acting on it himself/herself.

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5.2.9 Land Use Conversion
The amount and type of land uses within the Specific Plan Area is programmatic and is intended to be flexible, responding to market demand and opportunities for unique or in‐demand land uses. The mix of uses outlined in the Land Use section of this document is based upon anticipated demand for these uses at the time of writing.

Maximum intensities of land uses may be converted at any time by the project developer, based on the conversion factors outlined in Table 5‐3, Land Use Equivalency Conversion. These conversion factors are based on trip generation, which allows a conversion program while keeping traffic generation stable.

Implementation of a land use conversion will be reviewed by the Community Development Director as part of the related application and allowed as part of an Administrative Planning review subject to substantial conformance with relevant development standards.

Scenario #2 reflects an illustrative alternative development scenario that is consistent with both (1) the maximums under Table 2-2 and (2) the land use equivalency conversion ratios in Table 5-3.

Table 5-2
Scenario #2
Land Use District PA Acreage
(Approximately)
Land Uses
Multi-Family Residential
Commercial
Non-Residential
Square Footage
Mixed-Use 1 61.6
20 DU/AC 71,600
square feet
128 Key
Hotel/Motel
Mixed-Use 2 4.2
Mixed-Use 3 9.3
Industrial 4 92.8 N/A 1,806,290 square feet
Public ROW Dedication 2.0 N/A
I.I.D Substation 2.4 N/A
Interior ROW 10.5 N/A
TOTALS 182.8 1,237 DU 1,877,890 and 128 Key
Hotel/Motel
Table 5-2 allows for Floor Area reallocations between the Land Use Categories utilizing conversion factors in Table 5-3. For example: 100 multi-family residential dwelling units is equivalent to 12.378 ksf or 12,378 square feet of Commercial/Retail Option A use. If 12,378 square feet were constructed using the conversion factors, that would eliminate the potential for 100 dwelling units (as counted against the 3,240 dwelling unit maximum). Because the conversion factors reflect equivalent trip generation, the overall trip generation associated with the reduction in 100 dwelling units and commensurate increase in 12,378 square feet of commercial/retail uses are considered “equivalent.” There is no equivalency ratio for industrial use, and residential or commercial square footage capacity cannot be converted to additional industrial square footage.

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Table 5-3
Land Use Equivalency Conversion
Land Use
[Unit]
Equivalency Rates to Convert to these Land use Types
MF
Residential
[DU] [a]
Commercial/
Retail
Option A
[KSF] [b]
Commercial/
Retail
Option B
[KSF] [c]
Hotel
[Rooms]
Office
[KSF] [e]
From these Land Use
Types:

MF Residential
[DU] [a]
-- 0.124 0.071 0.844 0.622
Commercial/
Retail
Option A [KSF] [b]

8.079 -- -- 6.815 5.023
Commercial/
Retail
Option B[KSF] [c]

14.019 -- -- 11.826 8.717
Hotel [Rooms] 1.185 0.147 0.085 -- 0.737
Industrial [KSF]
[d]

0.956 0.118 0.068 0.806 0.594
Office [KSF] [e] 1.608 0.199 0.115 1.357 --
Land Use
[Unit]
Quantity to
Convert From
Land Use Equivalence
MF
Residential
[DU] [a]
Commercial/
Retail
Option A
[KSF] [b]
Commercial/
Retail
Option B
[KSF] [c]
Hotel
[Rooms]
Office
[KSF] [e]
MF Residential [DU]
[a]
100 -- 12.378 7.133 84.355 62.177
Commercial/ Retail
Option A [KSF] [b]
100 807.864 -- -- 681.477 502.306
Commercial/ Retail
Option B[KSF] [c]
100 1,401.929 -- -- 1,182.60 871.661
Hotel [Rooms] 100 118.546 14.674 8.456 -- 73.709
Industrial [KSF] [d] 100 95.549 11.827 6.816 80.601 59.410 Office [KSF] [e] 100 160.831 19.908 11.472 135.670 --
Notes
[a] ITE LU 220: Multi-Family Housing Low Rise not Close to Rail Transit [b] ITE LU 822: Strip Retail Plaza less than 40K
[c] ITE LU 821: Shopping Plaza 40K-150K with Supermarket [d] ITE LU 155: High Cube Fulfillment Center Warehouse Sort [e] ITE LU 710: General Office Building

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5.2.10 Conceptual Phasing
A diverse typology of residential and non-residential land uses is anticipated to achieve the Specific Plan vision. The extension of “A” Street (east-west internal roadway) will connect land uses within Planning Areas 2, 3, and 4, surrounding neighborhoods and the regional circulation network. Buildout of the Specific Plan will take place in multiple phases based on market demand. The timing of each phase is limited only by the availability of infrastructure necessary to support its construction.

The Oasis at Indio will be phased to:
➢ Provide for the orderly build‐out of the community based upon market demand. ➢ Provide adequate infrastructure to service the development. ➢ Phases may occur concurrently so long as the associated infrastructure is provided.

5.2.11 Maintenance and Ownership
The public and private improvements constructed within The Oasis at Indio shall be maintained through a combination of public and private entities as described in Table 5-4, Financing, Ownership, and Maintenance Responsibilities.

Maintenance will be funded by a combination of private and public funds. For common areas located within a planning area, the CC&Rs shall govern the maintenance responsibilities. The maintenance association(s) or property owners shall be responsible for private driveways, parking, open space areas, signage, landscaping, irrigation, common areas, on‐site sewers, storm drains, BMPs, and other responsibilities as necessary. For areas outside the planning area boundaries, municipal maintenance districts may fund the maintenance of these areas. See Section 5.2.13 for possible financing mechanisms.

Table 5‐4
Financing, Ownership, and Maintenance
Facility Financing Ownership Maintenance
Public Street right-of-way (Monroe Street and Avenue 42) • Curb to Curb Improvements Developer City City
• Storm Water Drainage/Water Quality Facilities Developer City City • Water Infrastructure Developer IWA IWA
• Sewer Infrastructure Developer VSD VSD
• Dry Utilities
o Electric
o Natural Gas
Developer
IID
SCG
IID
SCG
• Landscaping including medians & parkways Developer City City • Sidewalks Developer POA POA
• Streetlights Developer City City

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Table 5‐4
Financing, Ownership, and Maintenance
Facility Financing Ownership Maintenance
• Traffic control signal Developer City City
• Traffic control signs Developer City City
”A” Street
• Curb to Curb Improvements Developer Private Private/POA • Water Infrastructure Developer IWA IWA
• Sewer Infrastructure Developer VSD VSD
• Dry Utilities
o Electric
o Natural Gas
Developer
IID
SCG
IID
SCG
• Landscaping including parkways Developer Private Private/POA • Sidewalks Developer Private Private/POA
• Traffic control signs Developer Private Private/POA
• Streetlights Developer Private Private/POA
Internal Planning Areas
• On-Parcel Water Infrastructure Developer Private Private/POA • On-Parcel Sewer Infrastructure Developer Private Private/POA • On-Parcel Fire Line Infrastructure Developer Private Private/POA • Common Open Space Developer Private Private/POA
• Common landscape areas Developer Private Private/POA
• Fences & walls Developer Private Private/POA
• Drive aisles and parking Developer Private Private/POA • Storm Water Drainage/Water Quality Facilities Developer Private Private/POA • Dry Utility Infrastructure Developer Private Private/POA • IID Substation Developer IID IID

5.2.12 Development Agreement
The property owner and the City of Indio may enter into a development agreement on a single planning area or collection of planning areas therein. The development agreement may include, but not be limited to, methods for financing, acquisition, and construction of infrastructure, and the provision of economic opportunities for the City of Indio and employment and/or housing opportunities for community residents.

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5.2.13 Financing for Construction, Operations and Maintenance A facilities financing program is critical to this Specific Plan’s implementation. The financing program ensures timely financing of public streets, utilities, and other necessary capital improvements.

Various options are available for the financing of capital improvements associated with Specific Plan development and for funding the future operations and maintenance costs of public improvements and facilities. The exact financing method will be determined in conjunction with the phasing of the improvements and facilities. Some of the possible funding mechanisms are listed in Table 5-5.

Table 5-5
Financing Mechanisms
Type Description Use
Assessment Districts
"Assessment" includes, but is
not limited to, "Special
Assessment," "Benefit
Assessment," and
"Maintenance Assessment."
An Assessment District is a financing
mechanism under the California Streets and
Highway Code, Divisions 10 and 12, enabling
the City, or special districts organized for the
purpose of aiding in the development or
improvement to, or within the district, to
designate specific areas as an assessment
district with the approval of a majority of the
landowners based on financial obligations, and
allows these Districts to issue bonds and collect
special assessments to finance the
improvements constructed or acquired by the
District. Assessment District help each property
owner pay a fair share of the costs of such
improvements over a period of years at
reasonable interest rates and ensures that the
cost will be spread to all properties that receive
direct and special benefit by the improvements
constructed. A lien is placed against each
property within the district, which is amortized
over the life of the assessment, and is collected
with regular property taxes.

Construct, and
sometimes operate and
maintain, public capital
improvements, such as
streets, sidewalks, curbs
and gutters, water,
sewer, gas, electric,
lighting, drainage, and
flood control, as well as
landscaping and parking
facilities.

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Table 5-5
Financing Mechanisms
Type Description Use
Landscape and Lighting Districts The Landscape and Lighting District provides and ensures the continued maintenance,
servicing, administration and operation of
various landscaped and lighting improvements
and associated appurtenances located within
the public right-of-way and dedicated landscape
easements in various tracts throughout each
district. Funding is determined annually, based
upon the landscape, maintenance and
appurtenant facilities associated with the
district, and costs associated with their
maintenance. Costs are apportioned to the
parcels within each district based on an equitybased formula.

Annual assessments are established pursuant to
the Landscape and Lighting Act of 1972, Part 2
of Division 15 of the California Streets and
Highways Code.

Maintain certain
improvements such as
perimeter landscape,
medians and center
islands, planting
materials, irrigation
systems, drainage
systems, detention
basins, open space areas,
public pedestrian paths,
and entry monuments.

Property and Business
Improvement District
A Property and Business improvement District is
a form of a Benefit Assessment District. It is a
geographically defined business area in which
private property owners’ group to gain legal
standing and generate revenue to improve the
services and facilities of the area.

Physical improvements
and programs, including
street furnishings, signs,
lighting, street and
sidewalk cleaning, retail
retention and
recruitment, and
marketing for businesses.

Cost Reimbursement District A Cost Reimbursement District is a form of a Benefit Assessment District that allows a
developer to recoup costs of initial
infrastructure with capacity to serve areas
beyond the boundaries of the development. It
requires the initial installation of the
improvement by a developer who then receives
cost reimbursement from future developers as
they utilize the improvements.

Construct major
infrastructure
improvements.

Mello-Roos District/Community
Facility Districts
The Mello-Roos Community Facilities Act of
1982 (Government Code §53321) is strictly a
funding mechanism that enables the County,
special districts, and school districts to establish
Community Facility Districts to levy special
taxes to fund facilities and services within the
district.

Develop schools,
transportation facilities,
libraries, recreation, and
infrastructure.

Maintenance of public
facilities and services,
such as parks, open
space, storm drain, fire
and police.

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Table 5-5
Financing Mechanisms
Type Description Use
Special District/Community
Services District
A special district is a separate entity that
provides facilities and services in a defined area
(Government Code §16271). Special Districts
may serve a single function (e.g., vector control)
or multiple functions (e.g., County Service
Area), in which case they are often referred to
as Community Services Districts (Government
Code §61000, et seq). An Enterprise Special
District charges fees for customer services,
while a Non-Enterprise Special District does not
charge user fees. A Non-Enterprise Special
District provides services that benefit the entire
community, not just specific individuals. An
Independent Special District elects a Board of
Directors, either by registered voters, or by
landowners. A Dependent Special District is
governed by an existing legislative body, such as
the County Board of Supervisors.

Construct facilities and
provide public services.

Commonly used for parks
and recreation, water,
sewer, fire protection.

Developer-Paid Impact Fees Impact fees are direct charges to developers that are collected primarily upon approval of a
building permit, certificate of occupancy, or
final inspection by the County as a condition of
development project approval. The purpose of
the fee must directly relate to the need created
by the development. The amount must be
proportional to the cost of the improvement to
mitigate the impact.

Construct transportation,
infrastructure, parks and
recreation facilities.

Conventional Subdivision
Financing
This method is to finance with a lender the
construction of necessary public facilities and
infrastructure to serve the subdivision along
with the development of residential and/or
commercial uses in the subdivision.

Any infrastructure or
public facilities necessary
to support the
development of the
subdivision land uses,
including roads, parks,
water and storm water
facilities.

Land Reservation, Offers of
Dedication, and/or Easements
Land reservation, dedications and easements
can be granted to the primary or subsequent
developer of the Specific Plan by a public
agency or entity to construct improvements for
that agency or entity to manage, or the
developer may give such grants to a public
agency/entity to construct and manage
facilities.

Construct and maintain
utilities, rights-of-way,
open space, parks and
recreation, and other
infrastructure.

Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1646 of 2236 Chapter 5 Administration and Implementation
The Oasis at Indio Specific Plan Page 5-22
April 2026
Table 5-5
Financing Mechanisms
Type Description Use
Public Utility District A Public Utility District is a form of a Special District that may be created pursuant to the
State Public Utility District Act (Public Utilities
Code §15501-18055). A Public Utility District
can provide one or more services to a given
geographical area. It is managed by an elected
Board of Directors residing within the District.

Construct and maintain
utilities, including energy.

Reimbursement Agreement A Developer Reimbursement Agreement can take the form of a written contract between the
primary developer in the Specific Plan Area and
subsequent developers or property owners. The
primary developer constructs infrastructure
improvements for an overall area, and then is
reimbursed or partially reimbursed the costs by
subsequent developers or property owners
benefitting from the improvement.

Construct streets and
other transportation or
parking facilities; water,
sewer, storm water
infrastructure.

Property Owners Association A Property Owners’ Association (POA) can include all types of residential units and
sometimes businesses and commercial
properties. POAs often have a Board of
Directors elected by the property owners in the
given area managed by the POA. Each property
owner pays dues to the POA, which can then be
used by the POA to manage landscaping,
recreation, and other commonly owned
facilities.

Maintain landscaping,
open space and other
areas, as well as
recreation facilities,
owned in common by the
POA property owners.

Transportation Management
Association
A Transportation Management Association
(TDA) is a non-profit, member-controlled
organization that provides transportation
services in a geographic area. It is often a
public-private partnership that provides
Transportation Demand Management (TDM)
measures that reduce vehicle miles travelled,
encourage carpooling, encourage alternative
transportation, and can also provide parking
management. The Association is often more
cost effective than a single business in offering
TDM measures. A TDA can be established for
the Specific Plan Area, with residents,
employers, employees and customers in the
area pooling resources to reduce transportation
infrastructure needs and parking demand,
thereby reducing transportation and parking
infrastructure costs.

A TDA can be established
for the Specific Plan Area,
with residents,
employers, employees,
and customers in the area
pooling resources to
reduce transportation
infrastructure needs and
parking demand, thereby
reducing infrastructure
costs and the amount of
land reserved for parking
spaces.

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Airport Land Use Commission
(ALUC)

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Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1649 of 2236 CHAIR
Steve Manos
Lake Elsinore

VICE CHAIR
Russell Betts
Desert Hot Springs

COMMISSIONERS
John Lyon
Riverside
Steven Stewart
Palm Springs
Richard Stewart
Moreno Valley
Michael Geller
Riverside
Vernon Poole
Murrieta
STAFF
Director
Paul Rull
Simon Houseman
Barbara Santos
Jackie Vega
County Administrative Center
4080 Lemon St., 14th Floor.

Riverside, CA 92501
(951) 955-5132
www.rcaluc.org

RIVERSIDE COUNTY

AIRPORT LAND ISE COMMISSION
February 13, 2024
Kevin Snyder, Director of Community Development
City of Indio, Planning Department
100 Civic Center Mall,
Indio, CA 92201
RE: AIRPORT LAND USE COMMISSION (ALUC) DEVELOPMENT REVIEW File No.: ZAP1093BD23
Related File Nos.: GP-23-0001 (General Plan Amendment), SP-0001 (Specific Plan), ZMA-23-0001 (Zoning Map Amendment), TPM-23-0001
(Tentative Parcel Map)
Compatibility Zone: Zones C, D, E
APNs: 610-020-001, 610-020-010, 610-020-013, 610-020-021, 610-020- 034, 610-020-036
Dear Mr. Snyder:

On February 8, 2024, the Riverside County Airport Land Use Commission (ALUC) found City of Indio Case Nos. GP-23-0001 (General Plan Amendment), SP-0001 (Specific Plan), ZMA-23- 0001 (Zoning Map Amendment), TPM-23-0001 (Tentative Parcel Map), a proposal to establish the Oasis at Indio Specific Plan on approximately 186 acres which includes 66 acres of MixedUse in Planning Area 1; 5 acres of Mixed-Use in Planning Area 2, 10 acres of Mixed-Use in Planning Area 3, and 100 acres of Industrial in Planning Area 4, located southerly of Avenue 42, westerly of Monroe Street, and northerly of Interstate 10, and the applicant also proposes amending the site’s General Plan land use designation from Mixed Use Neighborhood and Regional Commercial to Specific Plan, and also change the site’s zoning from Specific Plan, Mixed Use Neighborhood, and Regional Commercial to Specific Plan, and the applicant also proposes to divide the site into 4 parcels (one for each Planning Area), CONSISTENT with the 2004 Bermuda Dunes Airport Land Use Compatibility Plan
Supporting documentation was provided to the Airport Land Use Commission and is available online at www.rcaluc.org, click Agendas, click 02-08-2024 Agenda, Bookmark Agenda Item 3.1.

If you have any questions, please contact me at (951) 955-6893.

Sincerely,

RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION
______________________________________
Paul Rull, ALUC Director
Attachment: Notice of Airport in Vicinity

cc: B.H. Indio, LLC (applicant/property owner)
MIG, Inc. (representative)
Ann Goodwyn, Manager, Bermuda Dunes Executive Airport
ALUC Case File
X:\AIRPORT CASE FILES\Bermuda Dunes\ZAP1093BD23\ZAP1093BD23.LTR.doc

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Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1651 of 2236 Appendix B:

Track Implementation Form

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Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1653 of 2236 Appendix B The Oasis at Indio Specific Plan
April 2026
Appendix B – Project Tracking Form
The Oasis at Indio Specific Plan
Land Use Tracking (Prototype)
Date __________
Application File No. __________
Site Plan No. __________
Parcel No. __________
The Oasis at Indio Specific Plan identifies
total development for residential units,
commercial square footage, hotel rooms,
and industrial warehouse square footage.

The Specific Plan allows for a baseline land
use of:
• 3,240 dwelling units;
• 20,000 sf of non-residential uses; and
• 1,806,290 sf of industrial uses.

Complete the form for items applicable to
the proposed project.

Use Total Parcel #
Residential
Total baseline
Previously allocated
Proposed DU
Remaining DU
Commercial
Total baseline
Previously allocated
Proposed SF
Remaining SF
Hotel
Total baseline
Previously allocated
Proposed room/keys
Remaining room/keys
Industrial
Total baseline
Previously allocated
Proposed SF
Remaining SF
Office
Total baseline
Previously allocated
Proposed SF
Remaining SF

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Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1655 of 2236 3 4 2 0 0 B o b H o p e Dr iv e , Ra n c h o M i r a ge , C A 92 2 7 0 | 7 60 . 3 2 0 . 9 81 1 | ms a c o n s ul t i n gi n c .c o m September 8, 2026
City of Indio
100 Civic Center Mall
Indio, CA 92201
Subject: Memo for Additional Uses for The Oasis at Indio Project In October 2024, a CEQA Draft Environmental Impact Report (Draft EIR) was published and circulated for public review. The Oasis at Indio project proposes a mixed-use project, consisting of areas for multi-family housing, commercial uses, and industrial uses. The Draft EIR and related documents can be found on the City’s website, linked below.

After circulation and additional discussion with the City, and in response to community input, the applicant is proposing to expand the list of permitted and conditionally permitted uses in the project’s Specific Plan to include the following:

Corporate Campuses
Medical and Life Sciences Facilities
Clean Technology Manufacturing
Agricultural Technology and Indoor Farming Facilities
Trade Schools and Workforce Training Centers
Research and Development Campuses
Business Incubators and Accelerators
Technology Innovation Centers
Creative Media & Digital Industry Uses
Aerospace Manufacturing
Electronics Manufacturing
Sustainable Materials Manufacturing
Sports Entertainment Facility
Entertainment and Performance Venue
The uses listed above, except for the Sports Entertainment Facility and Entertainment and Performance Venue uses, would be considered permitted uses in the area originally designated for light industrial uses (PA 4), as they are not expected to result in increased impacts, including traffic impacts. Based on the traffic analysis prepared in connection with the Draft EIR, the permitted uses under consideration would not trigger the need for supplemental CEQA evaluation or recirculation of the Draft EIR. These uses generate employee-based trips that are consistent with the trip patterns and VMT characteristics already analyzed in the EIR, and their traffic effects would align with the previously evaluated project.

Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1656 of 2236 3 4 2 0 0 B o b H o p e Dr iv e , Ra n c h o M i r a ge , C A 92 2 7 0 | 7 60 . 3 2 0 . 9 81 1 | ms a c o n s ul t i n gi n c .c o m Because CEQA relies on transportation metrics as a foundational driver for several other environmental topics, the EIR’s LOS and VMT analysis effectively establishes the project-specific impact envelope for related resource areas. Employee-based land uses that do not exceed the trip generation, VMT, or peak-hour circulation assumptions of the EIR would similarly not exceed the EIR’s conclusions for:

Air Quality – Mobile-source emissions scale with trip generation and VMT. Uses that remain within the EIR’s trip budget would not result in new or more severe air quality impacts.

Greenhouse Gas Emissions – GHG emissions are directly tied to VMT and energy demand.

Employee-serving uses with comparable trip patterns and operational characteristics would remain within the GHG emissions profile evaluated in the EIR.

Noise – Traffic-related noise is driven by roadway volumes and peak-hour conditions. Uses that do not exceed the EIR’s trip budget would not generate new or more substantial off-site noise exposure.

Energy, Public Services, and Utilities – Employee-based uses have similar operational intensities and service demands to those evaluated in the EIR, and would not introduce new impact mechanisms beyond those previously disclosed.

For CEQA resource areas where impacts are primarily a function of land disturbance rather than operational land use, such as biological resources, cultural and tribal cultural resources, geology and soils, hydrology and water quality, hazards and hazardous materials, and paleontological resources, the EIR already evaluated the full extent of site preparation, grading, and ground-disturbing activities associated with buildout of PA 4. The permitted uses under consideration would not modify the development footprint, grading quantities, or disturbance limits assumed in the EIR. As a result, the project would not introduce new impacts or increase the severity of disturbance-based impacts beyond what was previously disclosed. All such topics remain fully covered by the EIR’s analysis and mitigation framework, and no supplemental CEQA review is required unless a future proposal would expand the disturbance area or involve subsurface work beyond what the EIR anticipated.

Accordingly, the permitted uses under consideration would not trigger supplemental CEQA evaluation or recirculation of the Draft EIR. Their environmental effects would be adequately covered by the EIR’s analysis of light-industrial development and its associated trip patterns, VMT characteristics, operational and land disturbance assumptions.

Two land uses, Sports Entertainment Facility and Entertainment and Performance Venue, would be considered conditionally permitted uses in PA 4. These uses do not align with traditional weekday peak-hour traffic modeling. These uses primarily attract visitors during evenings and weekends, outside the commuter peak periods that form the basis of standard CEQA traffic analysis. As a result, their activity does not meaningfully influence the weekday traffic conditions that the original study evaluated or that the public typically experiences. Any future consideration of these uses would require reviewing their trip characteristics in the context of service-population-based VMT metrics rather than employee-based VMT.

The City would undertake this review, as well as additional CEQA review, in connection with a future CUP.

From a Level of Service (LOS) perspective, the approved traffic study establishes a trip budget for the project site. This trip budget represents the maximum number of daily and peak-hour trips that can occur without exceeding what was analyzed in the EIR. All of the conditionally permitted uses under consideration would be accommodated under this trip budget, provided that the size and intensity of each use generate trip volumes that are equal to or less than those previously evaluated.

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Sincerely,
Michelle Witherspoon, LEED AP BD&C / CPESC / REPA / QSD / QSP Vice President / Director of Environmental Services
MSA Consulting, Inc.

Draft EIR and supporting documents: https://www.indio.org/departments/community-developmentdepartment/notices-documents/-folder-304#docfold_14_349_585_304 Additional Project Information: https://theoasisatindio.com/

Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1658 of 2236 August 26, 2026
Mr. Brian Halvorson
Community Development Director
City of Indio
100 Civic Center Mall
Indio, CA 92201
LLG Reference: 2.22.4567.2
Subject: BH Properties The Oasis at Indio Specific Plan CEQA Compliance Evaluation - Indio, California
Dear Mr. Halvorson:

The City requested confirmation regarding CEQA compliance with the new uses listed in Chapter 3 of The Oasis at Indio Specific Plan, specifically requesting confirmation that the proposed uses would be analyzed under existing CEQA determination for the specific plan. This memorandum provides a brief description of our evaluation of the CEQA compliance for the new uses listed in The Oasis at Indio Specific Plan.

For CEQA purposes [i.e. the Vehicle Miles Traveled (VMT) analysis], it is our opinion and expectation that any new land use that would primarily result in a VMT/employee would be considered to be analyzed under the existing CEQA and the results would likely be similar to the proposed Project. This would cover all of the land uses listed below, except for the Sports Entertainment Facility and the Entertainment and Performance Venue, as these two (2) land uses would likely need to be analyzed using VMT/service population, which includes both population and employment. From a level of service (LOS) standpoint, the trip generation in the approved Traffic Impact Analysis (TIA) Report (LLG), dated May 16, 2024, would represent a trip budget for the Project site and all of the land uses list below could be covered. However, each land use’s specific size would be dictated by its trip generation forecast and be required to result in a trip generation that would be equal to or less than the TIA trip budget for the site.

The Oasis at Indio Specific Plan – Chapter 3
Table 3-1 – Land Use Matrix: Added the following uses:

1. Corporate Campuses

2. Medical and Life Sciences Facilities

3. Clean Technology Manufacturing

4. Agricultural Technology and Indoor Farming Facilities

Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1659 of 2236 Mr. Brian Halvorson
August 26, 2026

N:\4500\2224567 - BH Properties Industrial and Commercial Project, Indio\Letter For City Council Meeting 8-26-26\4567 - BH Properties The Oasis at Indio Project CEQA Compliance Letter - Indio, 08-26-26.docx

5. Trade Schools and Workforce Training Centers

6. Research and Development Campuses

7. Business Incubators and Accelerators

8. Technology Innovation Centers

9. Creative Media and Digital Industry Uses

10. Aerospace Manufacturing

11. Electronics Manufacturing

12. Sustainable Materials Manufacturing

13. Sports Entertainment Facility

14. Entertainment and Performance Venue
We appreciate the opportunity to provide this confirmation evaluation. Please call us at 949.825.6175 if you have any questions or comments regarding this letter.

Sincerely,
Linscott, Law & Greenspan, Engineers
Keil D. Maberry, P.E.

Principal
California Registration: TR 1802

Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1660 of 2236 Draft Report
The Oasis at Indio Project Fiscal
and Economic Impact Analysis
Prepared for:

BH Properties
Prepared by:

Economic & Planning Systems, Inc. (EPS)
EPS #234051
March 22, 2024

Public Hearing to Consider Denial or Approval of the Oasis at Indio Proj... Page 1661 of 2236 Table of Contents

1. Introduction.............................................................................................1 Overview and Purpose ................................................................................1 Key Findings .............................................................................................3

2. Fiscal Impact Analysis ...............................................................................7 Methodology and Assumptions......................................................................7 Technical Appendices................................................................................ 16

3. Economic Impact Analysis........................................................................ 17 Economic Impact Modeling Framework......................................................... 18 Economic Analysis Results ......................................................................... 20 Detailed Economic Analysis Findings and Assumptions .................................... 21

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Table 1 Summary of Proposed Use Scenarios ....................................................1 Table 2 Summary of Estimated Fiscal Impacts at Buildout....................................5 Table 3 Summary of Total One-Time and Ongoing Impacts within the City...............6 Table 4 Detailed One-Time Economic Impacts of Project Construction ................... 22 Table 5 Estimated Direct Project Employment................................................... 24 Table 6 Detailed Annual Economic Impacts of Ongoing Project Operations (NonResidential Land Uses) ..................................................................................... 26 Table 7 Detailed Annual Jobs Impacts of Ongoing Project Operations (Residential Land Uses) .................................................................................................... 27 Figure 1 Economic Impact Analysis.................................................................. 17

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Oasis at Indio Project_Fiscal and Economic Impact Analysis_EPS Draft2_3.21 1

1. Introduction
Overview and Purpose
BH Properties (Applicant) engaged Economic & Planning Systems, Inc. (EPS) to provide a fiscal and economic impact analysis for the proposed Oasis at Indio Project (Project) in the City of Indio (City). The Project is located on approximately 186 acres and is bounded by Avenue 42 and agricultural and vacant properties on the north; Monroe Street and commercial properties to the east; Interstate 10 and the Coachella Valley Storm Channel to the south; and Thousand Palms Storm Channel and Madison Street to the west. The Applicant is applying for the approval of a Specific Plan for mixed-use development on the Site. The Specific Plan describes the allowed maximum development, which is referred to as Maximum Buildout Scenario in this Report. However, the Specific Plan is also intended to be flexible, to respond to dynamic market conditions. In order to capture some of the variation available through the Specific Plan, the analysis also evaluates a second buildout scenario, referred to as Scenario 2 in this Report. Table 1 below provides further detail on the development program for both analyzed use scenarios. The Project is in the process of obtaining entitlements, and the purpose of this analysis is to provide the Applicant with information to share with the City as part of ongoing Project discussions.

Table 1 Summary of Proposed Use Scenarios
Development Program [1]
Maximum
Buildout
Scenario Scenario 2
Multifamily Residential Units 3,240 1,237
Retail Square Footage 20,000 71,600
Hotel Rooms N/A 128
Industrial Square Footage
[1] Derived from Applicant.

Source: BH Properties; EPS.
1,806,290

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2 The Fiscal Impact Analysis examines the Project’s estimated annual net fiscal impact on the City’s General Fund budget. Specifically, the analysis estimates whether projected General Fund revenues from the Project, at buildout, will adequately cover the cost of delivering ongoing General Fund municipal services to the Project and its employees. The analysis is based on Fiscal Year (FY) 2022- 23 budgetary conditions, as described in the City’s Fiscal Year (FY) 2022-23 Annual Budget document. The report does not estimate any one-time Projectspecific revenues, such as development impact fees; nor does it consider onetime capital needs and associated costs, such as for Public Works or Public Safety, that the City may anticipate as part of the Project buildout.

The Economic Impact Analysis estimates the one-time construction and ongoing operational impacts of the proposed Project on the City’s economy. The analysis focuses on quantifiable metrics such as jobs, income, and total economic output.

The approach assumes that the one-time and on-going investment in the Project will have a ripple effect throughout the economy as local businesses, consumers, and employees associated with the Project make local expenditures. The analysis quantifies these impacts using an input/output (I/O) economic modeling system, which measures the change in regional economic activity resulting from a specific economic stimulus. The economic impacts measured include the direct contributions of the Project, as well as indirect and induced impacts resulting from Project construction and operations. The analysis specifically estimates the economic impacts that are likely to be captured directly in the City.

EPS had minimal correspondence directly with City staff in developing this analysis. Additionally, EPS did not evaluate the market support for the Project’s anticipated uses.

This report describes the results of the analyses, summarized in this Introduction, as well as the methodologies and assumptions used to calculate the fiscal and economic impacts of the Project. The technical analysis, including data, assumptions, and detailed calculations, are provided in Appendices A through D.

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3 Key Findings
The results of the Fiscal and Economic Impact Analyses are summarized below.

Table 2 provides a detailed listing of all General Fund revenues and expenditures attributed to the Project scenarios at buildout and their resulting net fiscal impact to the City’s General Fund as calculated in the Fiscal Impact Analysis. Table 3 is a summary of one-time and ongoing economic impacts generated by the Project, as estimated in the Economic Impact Analysis.

All results for the fiscal impact analysis are expressed in constant 2023 dollars and represent the impacts of the Project annually at buildout. All results for the economic impact analysis are expressed in constant 2024 dollars and represent the impacts of the Project annually at buildout, with the exception of one-time construction impacts shown in the Economic Impact Analysis, which occur only during the development phase. Additional results and discussions of methodology and assumptions for each analysis are detailed in the subsequent Fiscal Impact Analysis and Economic Impact Analysis chapters.

1. Buildout of the Project scenarios is estimated to yield a net fiscal surplus for the City’s General Fund between approximately $860,000 and $1.2 million annually.

The Project is estimated to generate a net General Fund surplus between approximately $860,000 and $1.2 million annually, as shown in Table 2. This annual net fiscal impact is based on several assumptions, described further in this report, including the Project’s estimated total net assessed value1 and estimated number of residents and on-site workers at buildout. Based on these assumptions, the Project is estimated to generate approximately $3.2 million to $5.8 million in General Fund revenues annually, and require approximately $2.3 million to $4.6 million annually in General Fund expenditures to provide municipal services to the Project and its residents and employees.

2. Construction of the Project is anticipated to create between 5,326 and 11,831 job years in the City during the Project’s development period.

One-time economic impacts are generated by construction and as such are limited to the development period of the Project. Construction impacts are based on the estimated hard construction costs for the proposed Project of $609 million to $1.31 billion, as reported by the Applicant. One-time economic impacts stemming from construction of the Project are estimated to generate total output between $613 million and $1.32 billion in the City. It is anticipated that construction of the Project will generate between 5,326 and 1 The estimate of the Project’s assessed value nets out the existing assessed value of the Project parcels.

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4 11,831 job years over the anticipated construction timeline.2 Assuming a development timeline of approximately five and a half years, this would translate to between 968 to 2,151 jobs annually.

3. At buildout, the Project is anticipated to generate between $147 million and $159 million in total economic activity and between 1,293 and 1,400 ongoing jobs in the City.

Ongoing economic impacts are measured on a gross annual impact basis, not accounting for shifts in consumer expenditures from other local alternatives.

Based on the anticipated employment at the Project’s non-residential land uses at buildout, total economic activity is estimated to generate between $147 million and $159 million in the City annually, representing direct, indirect, and induced impacts. The Project’s non-residential uses are also estimated to result in approximately 1,236 to 1,375 direct, indirect, and induced full- and part-time jobs in the City as a result of ongoing, annual Project operations. These full- and part-time jobs are estimated to generate approximately $77.2 to $82.1 million in annual earned employee compensation (wages and benefits) in the City. Additionally, the Project’s residential uses are estimated to result in approximately 25 to 57 direct and induced full- and part-time jobs in the City as a result of ongoing, annual Project operations and new household spending.3
2 Note that the employment figures reported for construction impacts represent total job years lasting over the duration of the Project and could reflect the same job that extends over multiple years. For instance, a general laborer employed for 2 years during construction activity would represent 2 job years.
3 The economic impact model does not include estimates of economic output associated with residential uses.

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5 Table 2 Summary of Estimated Fiscal Impacts at Buildout Maximum
Item
Buildout
Scenario Scenario 2
(Rounded) (Rounded)
Annual Revenues [1]
Taxes:

Property Taxes
Property Tax In-Lieu of VLF $1,135,306 $472,600
County Allocated and Homeowner Property Tax $1,218,900 $551,200 Real Property Transfer Tax $30,060 $15,200
Sales Tax
Bradley Burns Tax $545,600 $359,600
Measure X $545,600 $359,600
Transient Occupancy Tax $1,452,300 $905,700
Business License Tax $39,200 $43,600
Utility Users' Tax $749,200 $375,100
Licenses and Permits
Business Licenses $21,100 $23,500
Short-term rental Permits $76,000 $33,900
Fines and Forfeitures $45,900 $23,000
Total Annual General Fund Revenues $5,859,166 $3,163,000 Annual Expenditures [2]
General Administration $473,900 $211,400
Community Development $32,000 $16,000
Police $2,197,000 $1,099,900
Fire and Ambulance $1,281,400 $641,600
Public Works $610,900 $305,800
Total Annual General Fund Expenditures $4,648,300 $2,301,300 Annual General Fund Surplus/(Deficit) $1,210,866 $861,700 sum
Source: City of Indio Adopted Annual Budget; EPS.

Note: Values are rounded to the nearest $100.
[1] See Table B-1 for details on revenue estimating procedures. [2] See Table C-1 for details on expenditure estimating procedures.

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6 Table 3 Summary of Total One-Time and Ongoing Impacts within the City Activity/Impact Categories
One-Time Economic Impacts
One-Time Economic Activity from Construction [1] $1317M $613M One-Time Construction Jobs (Job Years) [2] 11,831 5,326 Annual One-Time Construction Jobs [3] 2,151 968
Annual Ongoing Economic Impacts
Annual Ongoing Economic Activity from Stabilized Operations [4] $147M $159M Annual Ongoing Operational Jobs (Annual Average) [5] 1,293 1,400 Source: IMPLAN, 2022 Dataset; BH Properties; EPS.
[1] Includes direct, indirect, and induced impacts.
[4] Includes direct, indirect, and induced impacts of the anticipated non-residential land uses in the Project.

Proposed Project Use
Maximum Buildout
Scenario Scenario 2
[5] Reflects stabilized operational employment for the Project. Employment includes both full-time and part-time workers for all land uses. Employment also includes direct, indirect, and induced generated employment. [2] Job years refer to the number of jobs in each year summed over the entire construction period of the Project.

Employment includes both full-time and part-time workers.

Table 4
Table 6
[3] Assumes as an average development timeline of 5.5 years based on information obtained from the Applicant.

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Oasis at Indio Project_Fiscal and Economic Impact Analysis_EPS Draft2_3.21 7

2. Fiscal Impact Analysis
This Fiscal Impact Analysis examines the Project’s estimated annual net fiscal impact on the City’s General Fund budget. Specifically, the analysis estimates whether projected General Fund revenues from the Project, at buildout, will adequately cover the cost of delivering General Fund municipal services to the Project’s employees. The Fiscal Impact Analysis assumes the City will provide all General Fund-funded municipal services to the Project.

The following section describes the methodologies and assumptions used to calculate the fiscal impacts of the Project. The technical analysis, including data, assumptions, and detailed calculations underlying the Fiscal Impact Analysis, are provided in Appendices A through D.

Methodology and Assumptions
This section details the underlying methodology and assumptions used to estimate the fiscal impact of the Project on the City. It describes assumptions concerning municipal service delivery, land development, and General Fund budgeting. In addition, it details the methodology used to forecast the Project’s annual General Fund revenues and municipal service expenditures at buildout.

The municipal services analyzed in this Fiscal Impact Analysis comprise ongoing General Fund services only. The Fiscal Impact Analysis excludes any services that may be funded privately, such as common area maintenance costs, as well as an analysis of any one-time revenues generated by the Project, such as development impact fees. Further, this Fiscal Impact Analysis does not address expenditures budgeted in other City Governmental Funds or Proprietary Funds (e.g., enterprise funds), nor does it include an evaluation of the costs of building and operating any Project-specific capital or public service facilities.

General Assumptions
The Fiscal Analysis is based on the City’s Adopted Budget for Fiscal Year (FY) 2022-23, estimated citywide residential and employment populations as of the end of 2023, tax regulations and statutes as of the end of 2023, and other general assumptions discussed herein. Each revenue item is estimated based on current State of California (State) legislation and current City practices. Future changes by either State or City legislation or practices may affect the revenues and expenditures estimated in this Fiscal Impact Analysis. All costs and revenues are shown in constant 2023 dollars. General fiscal and demographic assumptions are detailed in Table A-1 in Appendix A.

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8 EPS consulted the City’s budget documents to develop forecasting methodologies for specific revenues and expenditures affected by new development in the proposed Project. This Fiscal Impact Analysis also uses information from the following sources: Project Applicant, City of Indio, Riverside County Assessor and Auditor-Controller, California Department of Finance (DOF), US Census, and subscription-based data sources (e.g., CoStar).

The actual fiscal impacts of new development in the Project will vary from those presented in this Fiscal Impact Analysis if development plans or other assumptions (e.g., assessed valuations, sales tax revenue assumptions) differ from those presented.

Development Assumptions
Listed below are summaries of land use and other development-related assumptions used in this Fiscal Impact Analysis:
• Land Use: The Project is proposed to accommodate a potential mix of residential, retail, hotel, and industrial uses, based on information provided by the Applicant. Gross and occupied residential units, hotel rooms, and commercial square feet are shown in Table A-3 in Appendix A. • Estimated Service Population: The 2022 American Community Survey assumes an average persons-per-household size for multifamily units in Indio of 2.3 persons. EPS applied these assumptions to the buildout projections by use scenario for the Project to estimate associated new residential population.

Employment estimates for the Project are based on assumed employment densities for each land use type. Based on firm experience analyzing employment by use type in other projects, EPS estimated that the Project would have an overall employment density of 1 employee per 500 square feet for retail uses, 1 employee per 1,500 square feet for industrial uses, and 1 employee per three rooms for hotel uses.

In estimating certain annual revenues and expenditures (service demands) related to the Project, EPS developed a “persons-served” population estimate to approximate the impacts of an employee on City revenues and costs relative to a resident. Based on industry standards, EPS applied a service demand factor of 0.50 to the Project’s projected employee population to derive the associated persons-served population. Table A-3 in Appendix A shows the estimated employees and persons served generated by the Project’s two use scenarios. • Assessed Value: The Fiscal Impact Analysis relies on the Project’s estimated assessed value to calculate property tax revenue to the City’s General Fund.

The Project’s assessed value is based on the estimated value of Project site improvements and vertical construction of the Project (excluding soft costs and financing costs but including contingency). The Project construction

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9 values are based on cost data provided by the Applicant.4 EPS additionally netted out the existing assessed value of the land on which the Project is being built, which is currently vacant. The assessed values for Project land uses are assumed to remain static—real growth in assessed value is not estimated in this analysis. The estimated assessed values are presented in Table A-2 in Appendix A.
• Vacancy Rates: Estimates for residential and employee population and for tax-generating commercial square footage incorporate an assumed vacancy factor for each land use. These factors reflect vacancy rates reported for the City by CoStar. The vacancy rates are detailed in Table A-3 in Appendix A.

General Fund Assumptions
This Fiscal Impact Analysis only considers discretionary General Fund revenues that will be generated by the Project. The analysis also accounts for offsetting revenues. Offsetting revenues are General Fund revenues dedicated to offsetting the costs of specific General Fund department functions and are excluded from this Fiscal Impact Analysis for both revenue and cost estimates. Offsetting revenues are indicated in Table B-1 in Appendix B and Table C-3 in Appendix C. These revenues include fees charged to new development that offset costs to the Community Development department related to processing those development projects; fees charged for music-festival events and other events that offset costs to the Police Department related to those events; and fees charged for the usage of ambulance services that offset costs to the Fire and Ambulance department.

Revenue-Estimating Methodology
EPS uses either an average-revenue approach or a marginal-revenue case-study approach to estimate Project-related General Fund and public safety revenues:
• The average-revenue approach uses the City’s FY 2022-23 budgeted revenue amounts on a citywide per capita, per employee, or per-personsserved basis to forecast revenues derived from estimated Project persons served.5
• The marginal-revenue case-study approach simulates actual revenue generation resulting from new development. The case-study approach for 4 EPS reviewed recent reported sales of residential, retail, hotel, and industrial properties in the Indio submarket and consulted with the Applicant to confirm that the per square foot value estimates for the Project were generally aligned with overall market values for similar developments.
5 A per capita basis of estimating revenues assumes only residents have a fiscal impact on a revenue source, which would therefore not be impacted by the Project. A per employee basis of estimating revenues assumes only businesses (and their employees) have a fiscal impact on a revenue source. A per-persons-served basis of estimating revenues that both residents and employees have a fiscal impact on revenue sources, but applies a resident equivalency factor to employees to account for their lower level of impact relative to residents.

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10 estimating sales tax revenues, for instance, forecasts taxable spending by the Project’s new residents and employees, as well as from retail uses and any on-site business-to-business transactions. Case studies used in this Fiscal Impact Analysis are discussed in greater detail later in this section.

Revenue sources not expected to increase as a result of the Project are excluded from this Fiscal Impact Analysis. These sources of revenue are not affected by the Project because they are either one-time revenue sources not guaranteed to be available in the future or there is no direct relation between the Project’s development and the revenue source. These excluded sources are indicated in Table B-1.

A listing of all City General Fund revenue sources and the corresponding estimating procedure used to forecast future Project revenues is shown in Table B-1 in Appendix B. A summary of estimated annual General Fund revenues generated by the Project is provided in Table B-2. As shown, the Project is estimated to generate $3.2 million to $5.8 million in annual General Fund revenues at buildout. Transient occupancy tax, estimated between approximately $906,000 and $1.4 million, is the largest source of Project-generated revenue. Property tax revenue, estimated between approximately $551,000 and $1.2 million, is the second-largest source of Project-generated revenue.

Average-Revenue Categories
An average per employee revenue multiplier was used to estimate business licenses and business license tax revenue generated by the Project. An average per capita revenue multiplier was used to estimate transient occupancy tax generated by visitors connected to new residents and short-term rental permit revenue. An average per persons served multiplier was used to estimate utility users’ tax and fine and forfeitures revenue. These revenue multipliers are calculated in Table B-1 and the Project’s impacts on these revenue sources are shown in Table B-2.

Marginal-Revenue Categories
Property Tax
Estimated annual net property tax revenue resulting from development in the Project is presented in Table B-3 in Appendix B. The property taxes the City will receive are derived from the estimated property values of the Project, shown in Table A-2 in Appendix A, and the City General Fund’s post-Educational Revenue Augmentation Fund (ERAF) share of the 1 percent ad valorem property tax rate, shown in Table D-1 in Appendix D. As shown in Table D-1, the Project is located in two tax rate areas that allocate different shares of the 1 percent ad valorem property tax rate to the City. The total assessed value represents the Project’s estimated value based on the cost of the Project improvements, minus the current assessed value of the Project site. The entire Project is assumed to be subject to property tax. In this analysis, the estimated property values are

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11 allocated to the tax rate areas based either on their location on the site or, if they span both tax rate areas, the share of acres of the use located in each tax rate area. The estimated assessed values for Project land uses are assumed to remain static; real growth is not estimated.

Property Tax in Lieu of Vehicle License Fee
The Fiscal Analysis uses a formula provided by the State Controller’s Office to forecast Property Tax in Lieu of Vehicle License Fees (PTIL VLF). PTIL VLF is calculated by taking the percentage increase over the City’s current overall assessed value (as reported by the Riverside County Assessor for fiscal year 2022-2023) that would result from the addition of the Project’s assessed value and applying that percentage increase to the City’s current State allocation of PTIL VLF revenue (as shown in the City’s FY 2022-23 budget). This calculation of PTIL VLF based on the Project’s estimated assessed values is shown in Table B-3 in Appendix B.

Real Property Transfer Tax
Real property transfer tax is levied at the time of property sale at a rate of $0.55 per $1,000 of property value. Estimated annual real property transfer tax generated by the Project is based on the assumptions that approximately 5 percent of the residential and nonresidential properties will turn over annually (equivalent to a turnover period of 20 years).6 Real property transfer tax revenue projections are identified in Table B-4 in Appendix B.

Sales Tax
Sales tax revenue is based on estimated taxable sales and the local sales taxes levied in the City, as summarized in Table B-5 in Appendix B. There are two sales taxes levied in Indio – the Bradley Burns Local Sales tax (1 percent of taxable sales) and the City’s Measure X local sales tax (also 1 percent of taxable sales). Both sources go to towards the General Fund. EPS uses four methodologies to account for taxable sales generated by the Project – sales generated by new households, sales generated by new workers, sales generated by new retail space, and sales generated by industrial business-to-business transactions, as follows:

ANNUAL TAXABLE SALES FROM NEW HOUSEHOLDS
This analysis estimates taxable expenditures of future Project households by type of retail category, and the share of those expenditures that will likely to be captured in the City. The amounts and types of expenditures made by residents generally depend on their household income. The analysis estimates retail expenditures of future residents by first estimating the household income of new 6 The turnover period represents the average number of years between property sales. For rental residential uses, the turnover period represents the timeline for a change in overall building ownership, not the timeline for a change in tenants in individual units.

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12 households based on the projected unit rents, assuming that residents in the Project residential units will spend approximately 30 percent of their total income on monthly rent. Based on EPS market research, annual rents are estimated at $24,000, or $2,000 per month, for the 4-story Wrap residential units (Maximum Buildout Scenario) and tuck-under residential units (Scenario 2); and $30,000, or $2,500 per month for the townhome residential units (Scenario 2). EPS estimates future household incomes of households for Maximum Buildout Scenario will be $80,000; while future household incomes of households for Scenario 2 will range from $80,000 to $100,000 depending on unit type.

EPS then used Consumer Expenditure Survey (CES) data from the U.S. Bureau of Labor Statistics, which reports the proportion of income spent on various household goods and services by income group, to estimate Project household spending on taxable items. Typical household expenditure patterns from the CES suggest that Project residents with household incomes of approximately $80,000 will spend approximately 27 percent of their household income on taxable retail expenditures, and residents with household incomes of $100,000 will spend approximately 23 percent of their household incomes on taxable retail expenditures. These assumptions and estimates for household income and taxable retail expenditures for each housing product category are summarized in Table D-3 in Appendix D.

The analysis also utilizes the assumption that the City’s retail businesses would capture roughly 70 percent of the Project households’ retail demand for both scenarios. This capture rate is based on a qualitative appraisal of existing retail opportunities near the Project area that are within the City’s boundaries.

Additionally, for Maximum Buildout Scenario the analysis assumes that 5 percent of household taxable retail spending in the City would occur at retail establishments within the Project, and 95 percent would occur at retail establishments outside of the Project but still within the City. For Scenario 2, the analysis assumes that 15 percent of household taxable retail spending would occur at retail establishments within the Project, and 85 percent would occur at retail establishments outside of the Project but still within the City.7 Total sales revenues generated for the City by the Project’s new households and corresponding calculations are shown in Table B-5A in Appendix B.

ANNUAL TAXABLE SALES FROM NEW EMPLOYEES
The sales tax analysis also accounts for taxable retail expenditures made by the new workers at the Project’s commercial land uses. Based on estimates from various surveys of worker spending during the workday, these employees are estimated to spend an average of $10 daily during the workday in taxable retail expenditures for each of 240 annual workdays. The analysis estimates the City will capture approximately 50 percent of taxable expenditures from the Project7 The proportion of spending at the Project is assumed to be higher in Scenario 2 given the greater amount of retail space in that scenario.

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13 based workers, accounting for spending outside the City and also to avoid doublecounting workers who are also Project residents. As with residents, the analysis assumes that 5 percent of workers’ taxable spending would occur within the Project and 95 percent would occur outside of the Project but still within the City for Maximum Buildout Scenario; and that 15 percent of workers’ taxable spending would occur within the Project and 85 percent would outside of the Project but still within the City for Scenario 2. Total sales revenues generated for the City by the Project’s new workers and corresponding calculations are shown in Table B5A in Appendix B.

ANNUAL TAXABLE SALES FROM ON-SITE RETAIL SPACE
Estimated annual taxable sales generated by retail uses in the Project are based on EPS’s research and experience assessing taxable sales generation by square foot for retail uses across the State. To prevent double counting, the total taxable sales estimated for the retail space in the Project are reduced by the on-site taxable sales generated by Project residents and workers, as described above.

The analysis also accounts for Project-related sales resulting from the displacement of taxable sales from existing retail outlets outside the Project area but inside the City. Accordingly, 5 percent of net taxable sales (total taxable sales less market support) at the Project’s retail are assumed to represent a shift away from existing retail centers in the City.

Total sales revenues and corresponding calculations for sales tax generated by Project retail uses are shown in Table B-5B in Appendix B.

ANNUAL TAXABLE SALES FROM INDUSTRIAL USE (POINT-OF-SALE TAXABLE ACTIVITY) EPS also estimated annual sales tax revenue from the point-of-sale transactions of taxable goods and services at the Project itself. The analysis conservatively assumes that only manufacturing uses, but not warehouse or e-commerce uses, would generate point-of-sale activity. The analysis also assumes 30 percent of the industrial space would be used for light and heavy manufacturing. EPS used an estimated annual taxable sales-per-square-foot assumption of $10 per square foot of industrial space, based on research and previous analysis of industrial developments, and applied that assumption to 30 percent of the Project square footage under both use scenarios.

The estimated annual business-to-business taxable sales from Project development at buildout are shown in Table B-5C. While this analysis does not estimate point-of-sale activity occurring at the Project’s projected e-commerce and warehouse uses, there are potential tenancy scenarios in which these uses could generate significant sales tax revenue.

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14 Transient Occupancy Tax
Estimated Transient Occupancy Tax (TOT) revenue for the Project includes revenues generated from hotel and short-term rental uses in each scenario, as summarized in Table B-6 in Appendix B; as well as demand for hotel and shortterm use generated by visitors associated with new residents at the Project, as summarized in Table B-2 in Appendix B.

For hotels with fewer than 50 rooms and short-term rentals, the City applies a 13 percent tax rate to revenues generated; and for hotels with 50 or more rooms, the City applies a 10 percent tax rate.

ANNUAL TRANSIENT OCCUPANCY TAX FROM HOTEL USE
EPS estimated annual transient occupancy tax revenue generated from the development of the hotel land use in Scenario 2 using RevPAR8 data obtained from CoStar. The estimated annual transient occupancy tax revenue from hotel development at buildout is shown in Table B-6A.

ANNUAL TRANSIENT OCCUPANCY TAX FROM SHORT-TERM RENTAL
EPS estimated annual transient occupancy tax revenue generated from short-term rental units at the Project’s residential properties in both use scenarios. EPS assumed that two percent of residential units in both Project use scenarios would be utilized as short-term rentals, informed by the current share of city-wide residential units licensed as short-term rentals and input from the Applicant.

Additionally, EPS assumed that short-term rental units would have an average occupancy rate of 60 percent and an average daily rate of $350, based on data obtained from Airbtics.9 The estimated annual transient occupancy tax from shortterm rental units at the Project at buildout under both use scenarios is shown in Table B-6B.

ANNUAL TRANSIENT OCCUPANCY TAX FROM VISITORS ASSOCIATED WITH RESIDENTS EPS also estimated the transient occupancy tax revenue generated by visitors associated with new residents. For this analysis, EPS assumed that 70 percent of total transient occupancy tax collected by the City is generated from visitors associated with residents, based on analyzing month-to-month hotel occupancy trends reported by CoStar. EPS then calculated a per-capita revenue multiplier on by dividing 70 percent of the City’s FY 2022-2023 transient occupancy tax revenue (as listed in the City’s most recent budget) by the City’s resident population, shown in Table B-1 in Appendix B. EPS applied the revenue multiplier to new Project residents from each use scenario to calculate residentassociated transient occupancy tax, shown in Table B-2 in Appendix B. 8 Revenue per available room is calculated as annual daily rate (ADR) multiplied by occupancy.

This assumption reflects 2023 RevPAR for City of Indio hotels. 9 Airbtics is a data research company that provides insights into the short-term rental market.

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15 Expenditure-Estimating Methodology
This Fiscal Impact Analysis shows estimates of General Fund expenditures associated with serving the Project. Expenditures that are expected to be affected by the Project are forecasted using an average-cost approach, which uses the City’s FY 2022-23 budgeted expenditures on a citywide per capita, per employee, or per-persons-served basis to forecast expenditures required to serve new population generated by the Project.

A listing of all City General Fund expenditures and the corresponding estimating procedure used to forecast future Project expenditures is shown in Table C-1 in Appendix C. An adjustment factor is applied to the average-cost multipliers for all expenditure categories to reflect the percentage of departmental expenditures that are variable and likely to increase based on new development of singular projects, recognizing that some departmental costs are fixed and less impacted by service population growth. These factors are based on EPS’s experience working in other cities. The adjustment factor for General Government, Economic Development, and Community Development expenditures is 50 percent of costs; while the factor for Police, Fire and Ambulance, and Public Works is 90 percent of costs.

Expenditures that are affected by residents and employees are projected using a per-persons-served average cost multiplier. These expenditure categories include General Administration; Economic Development; Community Development; Police; Fire and Ambulance; and Public Works (which includes costs for park services). General Administration expenditures (such as City Council, City Manager, Human Resources, among others) are estimated using a per capita average cost multiplier because demand for this service is generally generated by residential development only. The analysis also assumes that the Project will not have a direct impact on Non-Departmental or Debt Services expenditures.

A summary of estimated annual General Fund expenditures required to serve the Project at buildout is provided in Table C-2 in Appendix C. As shown, the Project is estimated to result in about $2.3 million to $4.6 million in annual General Fund costs at buildout. Police is the largest General Fund expenditure category, with estimated annual expenditures of $1.1 million to $2.2 million.

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16 Technical Appendices
The technical calculations used in this Fiscal Analysis are shown in Appendices A through D (Tables A-1 through D-1):
• Appendix A indicates general assumptions, proposed land uses and densities for the Project, and projected assessed value of the Project. • Appendix B identifies the projected General Fund revenues that will be generated by the Project.
• Appendix C details the estimated General Fund expenditures for the City to provide services to the Project.
• Appendix D shows the distribution of the Project’s property tax among taxing agencies, which serves as the basis for calculating property tax revenues allocated to the City. Also shows the estimated household income and the annual household taxable retail expenditures, which serves as the basis for calculating annual taxable sales.

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Oasis at Indio Project_Fiscal and Economic Impact Analysis_EPS Draft2_3.21 17

3. Economic Impact Analysis
The Economic Impact Analysis estimates quantifiable one-time constructionrelated impacts and ongoing operational impacts of the Project on the local economy with respect to jobs, income, and total economic output. The economic stimulus generated by the Project will have a “multiplier effect” within the economy as local businesses, consumers, and employees associated with the Project make local expenditures. This Economic Impact Analysis quantifies these impacts using an Input-Output (I/O) economic modeling system, which measures the change in regional economic activity resulting from a specific economic stimulus. The following section explains the I/O methodology in greater detail.

The economic impacts measured include the direct contributions of the Project, as well as indirect and induced impacts resulting from Project construction and operations. Figure 1 illustrates the activities captured by this Economic Impact Analysis.

Figure 1 Economic Impact Analysis

DIRECT IMPACTS INDIRECT IMPACTS INDUCED IMPACTS
Operating revenues and
employment
Example: Annual sales
revenues from onsite
operations.

Business-to-business
transactions
Example: industrial users
purchase goods, such as office
supplies and equipment,
generating sales for other local
businesses.

Spending of employee income
Example: A logistics center
employee spends their salary
on groceries and household
expenses, generating sales for
other local businesses.

Total Economic Impacts
Source: EPS.

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18 Economic Impact Modeling Framework
The Economic Impact Analysis uses an I/O modeling framework to quantify the Project’s one-time and ongoing contributions to economic output, employment, and labor income. The I/O model is premised on the concept that industries in a geographic region are interdependent, in the sense that they purchase output from and supply input to other industries. This regional economic analysis relies on IMPLAN (Impact Analysis for Planning) software, an I/O model that draws on roughly 90 data sources collected by the IMPLAN Group, LLC, including from several state and federal sources such as the Bureau of Economic Analysis, the Bureau of Labor Statistics, and the Census Bureau. The model is used widely for estimating economic impacts across a wide array of industries and economic settings.

Regional economic impact analysis and I/O models provide a means to estimate total regional effects stemming from a particular industry. Specifically, I/O models produce quantitative estimates of the magnitude of regional economic activity resulting from some initial activity (e.g., business operations or building construction). The model relies on economic multipliers that mathematically represent the relation between the initial change in one sector of the economy and the effect of that change on economic output, income, or employment in other local industries. These economic data provide quantitative estimates of the magnitude of shifts in jobs and revenues in the regional economy.

Economic impacts using an I/O model are based on an initial change in output or employment in a specific industry sector. The model then translates the initial change into changes in demand for output from other interdependent sectors, corresponding changes in demand for inputs to those sectors, and so on. These effects commonly are described as direct, indirect, or induced and generally are defined as follows:
• The direct effect represents the change in output or employment attributable to a certain economic activity. The direct effect can be expressed as a change in final demand for goods and services in the region as a direct result of a project. For example, spending on Project development (e.g., construction contractors, equipment vendors, and consultants) is a direct economic impact. • The indirect effect results from industry-to-industry transactions required to satisfy the direct effect. This effect is a measure of the change in the output of suppliers linked to the industry that is directly affected. For example, a manufacturer’s purchases of goods from suppliers in the local economy, including office supplies, equipment, and other services is an indirect economic impact of manufacturing.

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19 • The induced effect consists of impacts from employee spending in the local economy. Specifically, the employees of directly and indirectly affected businesses generate induced effects by purchasing goods and services in the local economy. For instance, employees spend their paychecks on household needs, such as groceries, retail purchases, health care, or mortgage or rent payments, all of which are induced effects.

Total impact estimates are the sum of the direct, indirect, and induced effects.

The total effect measures the impact of an activity as it “ripples” throughout the regional economy.

The IMPLAN model and supporting data characterize the industrial structure and household profile for a geographic area of interest, which in turn determines the extent to which spending is captured and recirculated within the area rather than being allowed to leak outside. For the purposes of this analysis, EPS defined the geographic area of interest as the zip codes that encompass Indio.10 In the following sections, the economic impacts are reported in three categories:
• Annual Output: The annual output category measures the value of goods and services produced in the defined area of interest as a result of the Project’s business operations. Projected employment estimates were used to estimate ongoing annual output of the various land uses in the Project.

Projected construction hard costs were used to estimate one-time construction impacts.
• Employment: The employment category estimates the total number of jobs, both full-time and part-time, created as a result of project operations.

Employment is reported in jobs (and “job-years” for one-time impacts).

Construction employment represents total job years over the development period of the Project (e.g., 1 construction-related job lasting 2 years would be reported as an employment impact of “2” job years).
• Labor Income: The labor income category reflects the estimated amount of direct, indirect, and induced annual employment income (salaries, wages, and benefits) resulting from the associated employment. It is important to note that labor income is a component of industry output and is not an additive economic impact.
10 The defined area of interest consists of the following zip codes: 92201, 92202, 92203.