Indio City Council
October 7, 2026

CHAPTER 2 | THE VISION
42 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 43 Neighborhood Centers
Neighborhood Centers are smaller concentrations
of neighborhoods serving uses, activities and
amenities. The nature of all corridors (whether
111 boulevard, or another corridor elsewhere
in the city) is that they are usually the “edges” of
adjacent neighborhoods. As such, intentional
design and concentration of amenities at key
nodes/intersections along 111 can result in a
series of unique neighborhood centers along the
corridor.

Special Districts
Special District are larger, unique areas that
may either be focused on a common specific
use or activity (i.e. a workplace/industrial
district), or are amenity-rich, mixed-use
environments, (i.e. Downtown, Midtown) where
people can live, work, shop, dine, and have
many of their daily needs provided for within
a short walk or bike from their residence.

Districts commonly also include shared/
managed resources such as parking and
utilities infrastructure.

Shields Rd
Madison St
Jefferson St
Whitewater River
Boulevard 111
Integral to the transformation of Indio’s 4-mile stretch of Highway 111 as its central connective boulevard, will be establishing a series of active, neighborhood- and community-serving activity centers special districts. Chief among these will be the Downtown, Midtown around the revitalized Marketplace, and new neighborhood centers that bring some goods, services and new forms of housing withing easy walking and biking distance of existing and new neighborhoods along the corridor. The diagram below illustrates a conceptual organization of a series of these activity centers, with new neighborhoods offering diverse housing options between these nodes. Opportunities for such places are described in greater, site-specific detail in the Sections to follow, and generally describe the following place typologies. Existing development can and must be incorporated into these patterns, with new infill adding value to existing projects, and vice versa.

Organize the Corridor into a Series of Unique Places 2
Boulevard 111
Neighborhood Blvd
Neighborhood St
Paseo
Special Districts
Neighborhood Center
New “Connective”
Neighborhoods
“Connective” Neighborhoods
Between these nodes of activity and special districts,
will be a number of new neighborhoods offering
a variety of housing options to new and relocating
residents attracted to the prospect of living within
an easy walk or bike of the amenities provided
within the various centers and districts along
the corridor. These neighborhoods will provide
public realm network completion and connectivity;
connecting to each other, and providing multiple
circulation routes between nodes.

Boulevard 111 Specific
Plan Boundary
Clinton St
Monroe St
Arabia St
Indio blvd
Boulevard 111
Community Gathering Spaces
Completing and punctuating the public realm
network and neighborhood fabric will be a range
of community gathering spaces. These spaces
- including neighborhood centers, parks and
greens, plazas and squares, are important spaces
for outdoor social activity and active recreation
- the importance and value of which has been
highlighted during the pandemic. A robust network
of such spaces is essential to the active urban
environment envisioned for the corridor.

Community Gathering
Spaces
Oasis St
Calhoun St
Jackson St
Downtown
Midtown

CHAPTER 2 | THE VISION
44 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 45 Shields Rd Madison St Jefferson St Whitewater River
Boulevard 111
Conceptual Neighborhood Plan
Neighborhood Connected to a Regional Trail System
New Corridor Retail
Complete Mixed-Use Places
As distinct from Mixed-Use Buildings - in which housing or offices are located on upper floors over ground floor retail businesses - Mixed-Use Places (or “horizontal mixed-use”) are complete, amenity-rich living environments in which residents may live within a 5-10-minute walk or bike (or personal electric vehicle) from many of the amenities, goods, and services needed for daily life, making the automobile a choice rather than a daily necessity.

As neighborhoods, centers, and districts develop along the corridor - either as new places developed on vacant land or as existing environments that are evolving/redeveloping - it is vitally important that they be planned as complete, mixeduse places. To do so, it is critical that each new increment of development be planned and executed in the context of the entire (complete) place of which it is a part.

The diagram below illustrates the conceptual organization of a number of complete neighborhoods, districts and
centers along the corridor, building on and connecting
to development already present. Most neighborhoods
will be exclusively residential, offering a range of housing options, and will benefit from easy access to nearby
neighborhood-serving commercial and other amenities
located in commercial and mixed-use centers along 111
Boulevard itself. When residential neighborhoods are
within a comfortable walk or bike ride from commercial and recreational amenities, the entire area functions as “a mixeduse place” and helps to promote healthy, active lifestyles, social equity, economic resiliency and environmental
sustainability.

As illustrated here - and as defined in detail in Sections

3.4 and 3.6, the 111 CSP area is organized into individual “Subareas”, within which a “complete network of complete streets” and pedestrian connections is required. It is these networks within each Subarea - and connecting each
Subarea to adjacent Subareas and to existing development - that will ensure that many development projects built independently over time generate “complete mixed-use
places.”
Make Complete Mixed-Use Neighborhoods and Places 3
Boulevard 111
Neighborhood Blvd
Neighborhood St
Paseo
New Complete
Neighborhoods &
Districts
Boulevard 111 Specific
Plan Boundary
Clinton St
Monroe St
Arabia St
Indio blvd
Boulevard 111
Open Space
New Complete Neighborhoods
Shopping Center Retrofit
Infill Neighborhoods
Workplace & Live/Work District Oasis St
Calhoun St
Jackson St
Downtown
Midtown

CHAPTER 2 | THE VISION
46 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 47 Existing Large Lots
Proposed Lot Subdivision
Shields Rd
Madison St
Jefferson St
Whitewater River
Boulevard 111
Conceptual Public Realm Framework
A Complete, Connective Network
A foundational requirement for making the types of complete, walkable, active, neighborhood, districts and centers
envisioned along the corridor, is the systematic construction of a complete and “connective” public realm network.

This network will organize the numerous large vacant and underdeveloped parcels along the corridor into a multi-modal mobility network and block structure within which valuable new addresses are created for a wide range of development types. This will enable and promote easy, multi-modal
circulation between and throughout the numerous amenities and unique places along the corridor.

This network will be comprised of a variety of neighborhood streets, major streets, paseos, parks and other open spaces.

While this complete network also includes the improved
Boulevard 111, it will provide alternative routes between neighborhoods, centers and districts via interconnected neighborhood streets and avenues, within which vehicular speeds and volumes are lower than on 111 itself, and
pedestrian and bicycle amenities are the top priority.

A good number of new streets and avenues will intersect 111 at regularly-spaced intersections, providing safe
pedestrian and bicycle access to existing and new
neighborhoods to the north and south, and safe crossings of 111. Within neighborhoods, centers and districts, a
fine-grained network of streets and non-vehicular paseos, pathways, and open spaces will ensure excellent walking and biking access to the many nearby amenities.

The diagram below illustrates a conceptual organization of such a network throughout the many vacant and
underdeveloped areas of the corridor. The Sections to
follow describe strategies for implementing this network in place-specific locations.

Boulevard 111
Boulevard 111
Shields Rd
Madison St
Shields Rd
Madison St
Complete the Public Realm Network 4
Avenue
Street
Mid-Block Paseo
Boulevard 111 Specific Proposed Public Realm
Plan Boundary
Clinton St
Monroe St
Oasis St
Calhoun St
Arabia St
Indio blvd
Boulevard 111
Open Space
Downtown
Midtown
Jackson St
Conceptual Illustration of Typical New Neighborhood Streets Conceptual Illustration of Typical New Neighborhood Avenues Boulevard 111
Arterials
Local Streets
Existing streets

CHAPTER 2 | THE VISION
48 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 49 Alley/ Lane Existing
Neighborhood
NeighborhoodAvenue / Street
Alley/ Lane
House-Scale Single Family - (Low Intensity) House/Neighborhood-Scale Multifamily (Medium Intensity) “Context-Aware” Transitions
The zoning framework provided in Chapter 3 describes
“transitions” between new higher intensity housing or
commercial and mixed-use development to existing
neighborhoods. Relatively high development intensities are allowed and hoped for along 111 Boulevard itself to provide strong spatial definition (or sense of place) to 111, and to enable significant amounts of new housing, employment
and commercial development along the City’s main central corridor. But such large buildings are clearly not appropriate next to existing single-family homes.

Accordingly, the standards of Chapter 3 define 3 distinct zones (See Section 3.4 for detailed Rules of Application). The Mixed-Use Corridor (MU-C) Zone is generally applied to
properties within the 300-400 feet of Highway 111 and
allow the highest intensities and building heights. The Neighborhood Low (NL) Zone is applied to properties
adjacent existing single-family neighborhoods and requires that building heights and massing be compatible with
existing homes. Between those highest and lowest intensity/ size zones is the Neighborhood General (NG) Zone that
accommodates a flexible range of building forms, patterns and uses, and provides transition between the MU-C and NL Zones.

The diagram below provides a conceptual illustration of this approach, with future intense, urban buildings lining Boulevard 111, and gracefully scaling down in form and
character to less intense, “neighborhood-scale” housing typologies compatible with - or next to - existing single-family neighborhoods.

While the intensities shown fronting Boulevard 111 may not be realized in the near-term, - the Plan anticipates and allows for less intense development patterns in the Corridor Mixed-Use Zone - concentrating the most intense development along the corridor when the market is ready to deliver it will confirm the Corridor as the center of a great American city.
5 Ensure “Context-Aware” Neighborhood Transitions
“Housing Transect” - Courtesy of Opticos Design
111 Boulevard
Neighborhood-Scale Multifamily/Mixed-Use - (Medium to High Intensity) Urban Corridor/District Scale - (Highest Intensity) Conceptual Illustraton of urban scale and pattern transition from 111 Corridor (highest intensity) to adjacent neighborhoods (lowest intensity).

CHAPTER 2 | THE VISION
50 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 51 Requa Ave
Boulevard 111
Indio Blvd
Jackson St
Conceptual Infill Types
Conceptual Illustration of strategic infill opportunities in a Corridor-East Neighborhood north of 111 and east of Jackson Grace St
Sage St
Salton St
Flower St
Marshall St
Catalytic Infill & Improvements
Progress begets progress. One improvement encourages
the next. When developers, investors, businesses and
residents see that an area is “one the upswing”, their interest in participating can increase immediately.

There are many opportunities for investment - from very large to quite modest - throughout the Corridor Specific Plan Area. In Midtown and the East Corridor in particular, there are numerous opportunities for infill and redevelopment of smaller vacant sites and underutilized and underperforming sites. These areas are adjacent to the Downtown, where
new infill development is already underway, and Investment opportunities range from new infill buildings and remodeling and adaptively reusing previously developed sites and
buildings, up to subdividing larger parcels and constructing new neighborhoods and commercial/mixed-use centers.

These areas have been highlighted by community input and economic analysis as the most promising locations for nearterm Plan implementation.

Strategic/catalytic streetscape and other public space
improvements are also a proven stimulus for private
reinvestment in an area. Near-term, City-sponsored
improvements to Highway 111 could strongly signal to
developers and investors that the City is deeply committed to implementing this Plan, and are “putting their money where their mouth is.”
A key strategy for transforming an area as large as the Corridor Specific Plan Area into the complete, active, urban environment envisioned in the General Plan will be “focus” - specifically focusing new investment and improvements into small enough areas that the changes are immediately tangible and clearly beneficial. “Success breeds success,” and focused, strategic infill development and public and private improvements will be play a very significant role in jump-starting the Corridor’s long-term evolution. Placespecific strategies for catalytic investments and actions are described in detail in the Sections to follow.
6 Create Value through Strategic Infill & Investment
Restaurants with welcoming outdoor Dining
Commercial/Retail Infill
Neighborhood-scale multifamily housing
Smaller more affordable single-family houses
Communityathering Spaces
Landscaped Pedestrian Paths

CHAPTER 2 | THE VISION
52 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 53 West Gateway
Whitewater River
Boulevard 111 Shields Rd
Madison St
Jefferson St
Gateway/Entry Monuments & Signage
Elegant Lighting
District Branding Art & Signage
Public Art and Monuments
The hallmark of all great, memorable, valuable urban places is that you immediately know that you have arrived, and where you are.

This sense of arrival - sense of place - requires much more than a “Welcome to Indio” sign, no matter how lovely, and is typically provided by a combination of fine buildings, public landscaping, signage, lighting and public art. These define a unique space through which each visitor enters that place - such spaces are often known as “gateways”, which heighten the sense of arrival.

Like the places into which they provide a sense of arrival - the city of Indio, Downtown, Midtown, the Fairgrounds, the Marketplace, and many other future districts, centers, and neighborhoods - these gateways should be unique, memorable, with a character and quality that reinforces with the overall corridor aesthetic.

The diagram below suggests the conceptual location of several significant gateways that should be considered. These gateways may be established through a variety of techniques, forms, and elements, some examples of which are provided here, with additional, more place-specific strategies described in the Sections to follow.

Jackson St
7 Create Strong, Memorable Gateways
East Gateway
Boulevard 111
Boulevard 111 Specific
Plan Boundary
Boulevard 111
Gateway Elements for Special Districts
Clinton St
Monroe St
Arabia St
Indio blvd
Boulevard 111
Downtown
Midtown
Neighborhood Blvd
Oasis St
Calhoun St
Iconic Buildings & Architecture
Special Landscaping
West
Corridor
Gateway
Midtown
Gateways
Midtown
Gateways
Downtown
Gateways
Jackson St
Coachella
Festival

CHAPTER 2 | THE VISION
54 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 55 West Gateway
Corridor Segments
Jefferson St
Shields Rd
Madison St
Clinton St
Avenue 48
Whitewater River Wash
Whitewater River Wash
Corridor Segments
This Section describes and illustrates place-specific
opportunities and strategies for application of the
Placemaking Priorities discussed in Section 2.2 and for realizing the long term vision for the corridor. Based
on analysis of existing physical conditions and urban
patterns, and on the types and degree of change that might reasonably be expected along its length, the Corridor is organized into the following three major segments, with strategies and opportunities specific to each discussed in the pages to follow.

As their names suggest, the East and West Gateway
segments are expected act as emphatic “gateways”,
unambiguously letting arriving motorists know that they have arrived in the center of Indio. And within each segment, numerous “gateways” are to be defined for existing and
future districts, centers and neighborhoods, as discussed in Section 2.2, above.

1. West Gateway
The West Gateway is the segment of the corridor from the western city limits - just west of Jefferson St - to the west edge of the “S-curve” of 111, where Clinton St and Dr Carreon Blvd intersect Blvd 111. While the city limit lies west of the Whitewater River Wash, the bridge over the wash effectively marks the entrance or “gateway” into Indio from the west.

Immediately after crossing the wash, the eastbound visitor then passes the iconic Shields Date Garden, which inspired the “palm grove” branding theme for the entire Corridor.

Continuing east, the West Gateway Segment of the Corridor is flanked by large vacant or underdeveloped parcels, who’s identity and character may be defined by the new, palmlined Boulevard 111 and fine new community activity centers offering retail, restaurant, hospitality, entertainment and recreation, along with a wide array of new housing options within the mixed-use centers and surrounding new and
existing neighborhoods.

2.3 | Corridor Segments
Dr Carreon Blvd
Boulevard 111
Monroe StArabia St Oasis StJackson St
Indio Blvd
Calhoun St

2. Midtown
The Midtown segment area includes the corridor parcels
flanking the “S-curve” - generally west of the intersection of Clinton St and Dr. Carreon Blvd, and extending to the east edge of the Riverside County Fairgrounds and west
edge of Downtown. Significant Midtown “anchors” include the Indio Grand Marketplace, the Riverside Fairgrounds
and Indio High School. A master plan for the Indio Grand Marketplace is currently underway, which will transform a portion of the mall into a vibrant food hall and entertainment center, and includes the planned development of a new
multifamily neighborhood, hotel, and additional retail space on the vacant land directly to the south. Several large vacant and underdeveloped parcels north of 111 provide
additional opportunities for new development supporting and benefiting from the close proximity to Downtown, and the corridor-adjacent edges of the Fairgrounds also present an opportunity for new development in support of a growing employment center there.

3. East Gateway
The East Gateway segment generally includes the corridor parcels from Indio Blvd to Oasis Ave. The the north side of 111 from Oasis to Jackson lies within the Downtown Specific Plan Area, and though not regulated by this Corridor Specific Plan is intended to be seamlessly connected to the Corridor.

This segment of the corridor contains a broad range of uses, from auto-oriented and light-industrial employment uses along and to the west of Indio Blvd, to original downtown neighborhoods east of Downtown (cut off from Downtown
by Jefferson St overcrossing of the railroad) to the major employment center that is the Riverside County/Indio
Justice Center. This Corridor segment has great potential to generate more and better jobs, new housing and also might define several significant new gateways into Downtown, the cultural, economic, social and entertainment “heart of the City.”
Midtown
Downtown
Indio
East Gateway

CHAPTER 2 | THE VISION
56 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 57

2.3.1 - West Gateway
Key Strategies:
1 2
Mixed Use Center
Jefferson St
Boulevard 111 Enhancements
Evolve Highway 111 into Indio’s connective central
boulevard, through streetscape and public realm
improvements and new, street-fronting and
defining development.
1 2
Establish a Strong Urban Framework
Organize large vacant parcels along 111 into a
complete, human-scale, walkable network of blocks,
streets and open spaces that accommodate a
variety of development types - including a range
of housing types and choices, goods and services,
employment, and other amenities.
3 4 2
Crossing over the Whitewater River wash from the west,
the widely-known Shields Date Garden anchors what
could become an iconic west gateway into the City. This historic roadside attraction should be further enhanced and extended to the east, with streetscape and public
realm improvements to Blvd 111, potentially including new adjoining visitor- and tourist-serving development that leverages the historic character and value of Indio’s heritage as an oasis and important stopping point in this great desert valley.

Continuing east, numerous large vacant and
underdeveloped parcels provide significant, (and relatively barrier-free) opportunities for development of new walkable neighborhoods, within easy walking and biking distance
of new neighborhood-serving commercial and mixeduse centers and transit stops along 111. Such centers should be located at cross streets that connect to existing neighborhoods to the north and south, providing excellent multi-modal access to the range of goods, services and
activities that the corridor will offer.

Key strategies for this area are summarized here and
described in expanded detail in the pages to follow.

A Series of Activity Centers
Concentrate development to establish
neighborhood-serving activity centers at key nodes
and intersections along Boulevard 111.

Whitewater River Wash
Zoning Framework
Legend
Lower Intensity (Neighborhood Edge)
Medium Intensity (Urban Neighborhood)
Highest Intensity (Urban District / Corridor)
Boulevard 111 Specific Plan Boundary
Create a Strong West Gateway
Create an ionic West Gateway into the city,
leveraging the value of - and adding value to -
existing assets like the Shields Date Garden and
the historic Jackalope Ranch.

Shields RdMadison St
Boulevard 111
Clinton St
Seamless Neighborhood Transitions
With numerous existing single-family
neighborhoods to the north and south of
the Plan Area, ensure that the more intense
development patterns planned along 111
frontages of the corridor, are appropriately
scaled-down (in height, form, and use) to
provide seamless and appropriate transitions
and connections to existing neighborhoods.
4 A Variety of Housing Types
New neighborhoods can and must provide a
variety of new housing types and choices within
the city of Indio, accommodating a variety of
residents and household types who may be drawn
to the option of living within an easy walk or bike
ride of the neighborhood-serving amenities and
activities along the corridor.
5 New Signalized Intersections and
Pedestrian Crossings
Provide signalized intersections with pedestrian
safety crossings every 650-750ft minimum
along the west corridor to provide clear, safe
and comfortable access to businesses by all
modes for residents and visitors alike.
6 7
1 6
3 5
Figure 2.3.1.A - Conceptual West Gateway Framework
1 7

CHAPTER 2 | THE VISION
58 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 59 A. Urban Framework: Subdivision
and Network Completion
As previously described, the existing West Gateway
segment of the Corridor is comprised for the most part
of individual commercial projects and very large vacant and underdeveloped properties. Accordingly, most critical priority for new development in this area is to ensure - through carefully coordinated planning and subdivision of this area - that each new increment of development is part of a unified, connective pattern of streets and blocks that over time will deliver a complete, connective and humanscale network of streets and other publicly accessible spaces that provides multi-modal access to new residential and commercial development within walkable blocks..

Figure 2.3.1.B below provides an illustration of the
organization of this area with a conceptual public realm framework overlayed onto the most underdeveloped
portions of the West Corridor segment. This framework
is organized by a hierarchical network of neighborhood
boulevards and streets, paseos and other open spaces, with block size and connectivity patterns generally based on the “Subdivision, Connectivity and Public Realm Completion” standards in Chapter 3, Section 3.6. Jefferson St
Whitewater River
West Corridor Street Framework
Neighborhood Blvd
Neighborhood St
Paseo
Conceptual Public Realm Framework:

In additional to providing and facilitating comfortable, multimodal connectivity and circulation within and throughout this area, the resulting public realm framework also
provides more, and more distinctive, addresses for new
development. Addresses that visitors arriving on foot, by bike or by automobile can easily find when approaching
from 111, or from existing neighborhoods to the north and south of the Corridor, or from new nearby neighborhoods within the Corridor. And because not all trips to and from these new addresses generate a car trip on 111, the level of traffic congestion in the Corridor can be much lower per person, per household, and per business.

This mobility framework will also generate a series of
new, regularly-spaced intersections along 111 Boulevard, providing more frequent opportunities to turn safely cross the corridor on bike and foot, and anchoring neighborhoodserving commercial nodes and activity centers. These intersections and public frontage improvements to 111
Boulevard itself - including the potential for future “sideaccess” frontage lanes along segments of the corridor, wide sidewalks, on-street parking, etc. - will support the success of new mixed-use development that fronts onto and spatially defines the enhanced Boulevard 111.

Boulevard 111 Specific
Plan Boundary
Shields Rd
Madison StClinton St
Boulevard 111
Open Space
Neighborhood Avenues
Neighborhood Avenues serve as multi-modal,
neighborhood connectors, providing access
between and through Subareas, as an alternative
to funneling all neighborhood traffic onto 111.

These avenues will provide easily identifiable
through routes routes for pedestrian, bicycle
circulation, and for short vehicular trips to run
local errands and visit friends and neighbors.

Enhanced pedestrian, bicycle and transit facilities
- such as wide parkways, comfortably shaded
sidewalks, signalized crossings, dedicated bicycle
lanes, and frequent transit stops are encouraged.

Neighborhood Streets
Neighborhood streets are designed to safely and
comforbably accommodate all modes of travel
within a local neighborhood. Neighborhood
streets will be characterized by their unifying
streetscape character - including well-landscaped
parkways and planters and - that provides shade
and comfort to the public realm, and creates
valuable new public addresses for new buildings.

New, “street-fronting” buildings will activate these
streets and add safety to the neighborhoods
via “eyes on the street.” Curbside parking will
provide convenient resident and visitor access to
businesses and residences.

Non-Vehicular Network: Paseos,
Rosewalks and Open Spaces
An additional layer of non-vehicular circulation
will be provided in many neighborhoods through
a network of public and semi-public open spaces,
including paseos, passages, rosewalks, and
other open spaces. These connections can be
used to provide efficient and direct routes for
pedestrians and other non-vehicular circulation
within neighborhoods, and will be an important
component of the neighborhood-making toolkit
for the 111 CSP Plan area, due to a number of
otherwise constraining development patterns
within and around the 111 CSP Plan area.

Conceptual Illustration of a typical new Neighborhood Street Paseo / Rosewalk
Conceptual Illustration of a typical new Neighborhood Boulevard

2.3.1 - West Gateway
Figure 2.3.1.B - Conceptual West Corridor Public Realm Framework

CHAPTER 2 | THE VISION
60 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 61 B. Zoning Framework / Neighborhood Transitions
Lowest Intensity
(House Scale)
Medium Intensity
(Neighborhood Scale)
Medium to High Intensity
(Urban Neighborhood Scale)
Highest Intensity
(Urban Corridor/District Scale)
Boulevard 111
Conceptual Illustraton of potential future development patterns in the West Gateway segment.

Conceptual Illustraton of urban scale and pattern transition from 111 Corridor (highest intensity) to adjacent neighborhoods (lowest intensity).

Neighborhood-Scale Housing
Where directly existing adjacent single-family
neighborhoods (where homes are very typically
1-story), new development should be of a similar
or compatible scale. This should most-typically be
in the form of 1-2 story “house-form” buildings -
which in some cases may be “attached single-family”
rowhouses, or in the form of duplexes or multiplexes.

The Neighborhood Low (NL) zone implements these
housing types - (See Section 3.4).

Neighborhood-Scale Multifamily & MixedUse
Neighborhood-scale multifamily and mixed-use
development - typically 2-4 stories in height - can
provide urban density in patterns and forms that
are very appropriate to traditional neighborhoods
and compatible with adjacent Neighborhood-Scale
Housing. “Active” ground floor spaces and uses
(including direct-entry into ground floor units via
stoops, dooryards, terraces, etc.) are prioritized to
ensure an active, safe, and social public realm. In some locations along Neighborhood Avenues, neighborhoodscale mixed-use buildings - of a similar 2-4 story scale - may be appropriate to provide additional employmentgenerating and/or neighborhood-serving commercial uses in the form of live/work and ground floor
commercial spaces. These uses and NeighborhoodScale Multifamily are allowed in the Mixed-Use Corridor (MU-C) zone and Neighborhood General (NG)
zone and not in the Neighborhood Low (NL) zone - (See
Section 3.4).

Urban Corridor/District Scale Mixed-Use
The most intense development patterns and forms
should be prioritized and concentrated at important
activity nodes and centers along the corridor, typically in the form of urban, mixed-use buildings with active
ground-floor uses that provide services and amenities
to adjacent neighborhoods. These patterns and
development types are implemented by the Mixed-Use
Corridor (MU-C) zone - (See Section 3.4).

Neighborhood-Scale Houses
Neighborhood-Scale Multi-family Residential Buildings
Neighborhood-Scale Mixed-Use (Live/Work) Building
Strong Urban Corridor-Scale Mixed-Use Building
The urban framework that will be newly established in the West Gateway segment will provide structured flexibility as market feasibility for development in this area evolves over time.

Specifically, the new zoning framework that is established in Chapter 3 will ensure compatibility of new development within the 111 CSP area with the surrounding (existing) neighborhood fabric by allowing more intense development patterns, forms and uses along the corridor itself, and requiring buildings to generally scale-down in form and intensity as they approach the surrounding existing neighborhoods (See Section 3.9, Building Height).

Figure 2.3.1.C below illustrate these intended patterns, with more intense City Center buildings lining the corridor, transitioning to neighborhood-scale multifamily and/or singlefamily residential approaching the surrounding neighborhoods.

Note: while the Zoning Framework allows for higher intensity development patterns within the corridor-adjacent “Mixed-Use Corridor Zone” - it maintains flexibility for less-intense uses and patterns in the near-term based on market feasibility realities (see following page spread). With that said, the same basic subdivision and connectivity requirements apply in all cases, regardless of development intensity/typology.

2.3.1 - West Gateway
Figure 2.3.1.C - Conceptual West Corridor Buildout / Neighborhood Transition

CHAPTER 2 | THE VISION
62 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 63 Conceptual near-term buildout in the West Gateway, with lessintense, primarily surface-parked development typologies in urban patterns that intentionally generate and activate a public realm network that can support (and do not inhibit) increased intensity over time.

Examples of nearer-term less-intense corridor develoment typologies that still reinforce the intended urban patterns along the corridor with strong frontages and quality design.

Examples of longer-term more-intense corridor develoment typologies that provide strong enclosure and frontage along the corridor, re-inforcing the intended urban patterns and character of 111 Blvd.

A. Near-Term Development Opportunities
A interconnected multi-modal street network will provide the framework of a walkable, comfortable, safe and dynamic public realm. The blocks defined by that network should be sized and configured to accommodate many types of
development, including housing and commercial now and
in the future. Buildings should face the street with main entries and active uses, with service uses such as parking, loading, trash collection and utility equipment located to the rear. Unified by well-designed streetscapes and active frontages, individual buildings within these blocks can vary significantly in type and height, Existing 1 or 2 story buildings and new buildings of a similar scale can mix gracefully with taller residential, office and mixed-use buildings that may not be feasible initially, but over time will become so as the Corridor becomes a more significant center of local and regional activity.

B. Long-Term Development Opportunities
Later, as the Corridor is established as a valuable place to invest, market demand may support the replacement of
some lower intensity development and surface parking lots with mixed-use projects in which retail, office, housing and other uses shared a combination of surface and structured parking facilities.

The development standards in Chapter 3 define block
patterns and building types with flexibility able to adapt to changes of use over time. Townhouses with retail-ready
ground floors can be built on streets where retail might work in the future, but before market conditions demand it. Ground floor spaces can function initially as part of a residential unit, but can be easily converted for commercial use in the future. Such options allow neighborhoods
respond to changing market conditions without major
demolition and reconstruction.
1 2
Existing Commercial Building
Retail Building
1 2
Corridor Mixed Use Building
Corridor Mixed-Use / Retail Ready Building
3 Multi-family Building - Large Scale
3 Commercial Building
1 2
111 Boulevard
3 2
1 2
3 111 Boulevard
1 Conceptual longer-term buildout in the West Gateway, with gradual infill of more intense development typologies sharing with shared / structured parking, and in some cases the introduction of new frontage lanes on 111 to provide curbside parking and enhanced public frontages to new development.

C. Corridor Evolution: Near-Term / Long-Term Opportunities

2.3.1 - West Gateway

CHAPTER 2 | THE VISION
64 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 65 The Indio General Plan emphasizes “Midtown as an area
of significant opportunity for new development, taking
advantage of its central and highly-accessible location at the intersection of 111 and Monroe St, and its close proximity to Downtown Indio and a number of other
prominent uses and destinations including the Larson
Justice Center (employment district), Riverside County
Fairgrounds, JFK Memorial Hospital, and others. The
prominence of several large, vacant and underdeveloped
properties to the north and south of Highway 111 in this area - some of which have active development proposals
proceeding in parallel with the development of this
Specific Plan - requires that a clear and coordinated
vision be established for Midtown to ensure incremental and lasting success for this important part of the city.

Anchored by the Indio Grand Marketplace, which itself
has near-term renovation plans that would add a critical mass of active food and entertainment uses to the
existing mall, in addition to creating new and improved indoor and outdoor public gathering spaces, Midtown is
an ideal location for the development a critical mass of new housing - in types and forms not readily available
in Indio - in a unique, well connected, and amenity-rich environment.

Key strategies for this area are summarized here with
key opportunities described in expanded detail in the
pages to follow.

Zoning Framework
Legend
Lower Intensity (Neighborhood Edge)
Medium Intensity (Urban Neighborhood)
Highest Intensity (Mixed-Use District / Corridor)
Boulevard 111 Specific Plan Boundary
Monroe St Monroe St
Clinton St
Key Strategies:
111 Boulevard Enhancements
Evolve Highway 111 into an urban boulevard through
a variety of “highway taming strategies” - including
streetscape and public realm improvements and
enhancements, district branding signage and art,
urban street-fronting infill development with active
ground floor uses and curbside parking, and
potentially including lane reductions (if feasible) as
111 travels through Indio’s central Midtown and
Downtown districts.

2.3.2 - Midtown / Downtown
Improve Corridor Crossability
Prioritize safe pedestrian and bike crossing of 111
Boulevard with signalized intersections and crossings
at regular intervals through Midtown and Downtown,
to allow customers, employees, and residents to
safely and directly walk or bike between uses on
either side of the corridor.

JFK Medical
Center
Indio High School
Dr Carreon Blvd
John Nobles Ave
Requa Ave Requa Ave Rubidoux St Oasis St Towne St
Jackson St
111 BLVD
Urban Neighborhood Infill
New residential and mixed-use infill within
these emerging subdistricts will add a
variety of new housing types and choices
to the city of Indio, serving a variety of
residents and household types that might
be attracted to the option of living within a
short walk or bike of the a growing number
of amenities, jobs and services in this area.

Urban Framework / Network Completion
Ensure that new development in Midtown be organized
around (and in forms and patterns that contribute to)
a complete, human-scale, walkable network of blocks,
streets and open spaces that provide comfortable, safe
and direct access to and between uses. Such a framework will also allow this Midtown to incrementally evolve and intensify, over time, as the market allows.

Support and Grow Evolving Subdistricts
Potential new/growing subdistricts in this area - in addition to the plans to evolve the Indio Grand Marketplace
into lifestyle/entertainment district - include a growing employment district around the Larson Justice Center,
as well as the potential for an emerging medical district around the JFK Medical Center.

Seamless Transitions between
Districts and Neighborhoods
Ensuring that all of these environments flow
seamlessly into one another - rather than
developing each one as its own individual
“project” - will maximize the value of each
one, and ensure that the General Plan’s
Vision - that the Midtown/Downtown area
evolves into a vital mixed-use center of
activity, entertainment, and commerce for
the city and region - comes to fruition.

Riverside County
Fairgrounds
Larson Justice Indio Grand Center
Marketplace
Downtown Indio
6 1
3 5
Conceptual Mixed Use Centers
1 2
3 4
5 6
2 Figure 2.3.2.A - Conceptual Midtown Framework
Dr Carreon Blvd

CHAPTER 2 | THE VISION
66 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 67 Prominent Street-Fronting Development
Active Ground-Floor Uses and Frontages
Safe Pedestrian Crossings
Unifying Streetscape Design
1 1
A. 111 Boulevard - Highway Taming Strategies
Traveling eastbound on 111, the highway currently narrows from three travel lanes in either direction to a two-lane (in each direction) configuration east of Rubidoux St and continues this way through Downtown until 111 meets Indio Boulevard. This narrower cross-section is a much more appropriate configuration for an urban boulevard running through an connecting a
series of urban districts and centers, (i.e. Midtown/Indio Grand Marketplace, Downtown, Larson Justice Center Employment District, etc.). Accordingly, as the area around the Indio Grand Marketplace is expected to evolve, over time, into a much more urban environment, strong consideration should be given to extending this narrower 2-lane configuration of 111 Boulevard west to Monroe Street - and potentially further if shown feasible by a traffic analyses. Beyond the throughput capacity of 111, several other “highway taming” strategies can and should be utilized to transform this major thoroughfare into a connective boulevard and highly-valuable public realm environment for new, prominent, corridor-fronting urban buildings with ground-floor uses and frontages that generate a continuous flow of human activity along the corridor.

The conceptual illustration below shows how the application of several of these strategies can dramatically transform an environment like Highway 111 into a very different kind of place - adding spatial definition, shade, enclosure, architectural variety, connectivity (across the corridor), convenient parking and access, and vibrant human activity. While this illustration is certainly Conceptual Illustration of 111 Boulevard in Midtown/Downtown Indio Creating Active Public Frontages along 111 Blvd:

Convenient Curbside Parking / Passenger Drop-off
Comfortable, Active Public Frontages
1 representative of a long-term outcome, these strategies can be “layered onto” the corridor over time - and one segment of the corridor at a time, and will need to be applied through carefully coordinated public and private investment and improvements - particularly as relates to public frontage improvements for new corridor-fronting development (see lower right).

Public Frontage Improvements strategies for 111 Boulevard in Midtown/Downtown include:
“Bulb-In” Strategy: (for four-lane segments, east of
Rubidoux St): curbside parking, widened sidewalks and
landscape planters should be provided at the time of new development. Curbside parking replaces current curbside sidewalk (or parkway), and new/widened sidewalks are
constructed along the front of the private parcel via a publicaccess easement to accommodate landscape planters or parkways, street furnishings, and comfortable pedestrian access.
“Bulb-Out” Strategy: (for six-lane segments, west of Rubidoux St): Where feasible to reduce travel lanes from three in each direction to two, the outer travel lanes may be replaced by “bulb-out” curbside parking - potentially including parkinglane planters every 2-3 spaces - and existing sidewalks are widened as needed to accommodate landscape planters,
street furnishings, and comfortable pedestrian access.

Parking Lane Planters

2.3.2 - Midtown / Downtown

CHAPTER 2 | THE VISION
68 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 69 B. Conceptual Midtown Neighborhood
Framework
Midtown is an ideal location for the development a critical mass of new housing - in types and forms not readily available in Indio - and active other neighborhood-serving uses within a centrallylocated, well-connected, and amenity-rich, environment currently anchored by the evolving lifestyle/entertainment district around the Indio Grand Marketplace. Key strategies for evolving this area include:

I. Public Realm Network Creation & Completion
For Midtown to evolve into the complete, walkable mixed-use environment envisioned by the General Plan, a complete and connected network of publicly accessible streets, pedestrian paseos and other open spaces must be “threaded into” the existing urban fabric. Because this urban fabric includes both large areas of vacant and underdeveloped land, as well as numerous existing commercial developments that are mostly disconnected from one another, creating a more connective urban framework here will require thoughtful planning of the entire midtown area as a complete place. This will require that each new increment of development or public improvement be carefully coordinated with each other such that a complete urban framework is systematically generated as Midtown
evolves over time.

Figure 2.3.2.B to the right provides a conceptual illustration of such a public realm framework overlayed onto the Midtown’s existing urban fabric. This framework is organized by a network of streets, paseos and other open spaces, based on the
subdivision standards provided in Chapter 3 (See Section 3.6).

These standards are intended to result in a citywide framework that is flexible and adaptable to the needs of the city and market conditions as both evolve over time.

II. Public Realm Activation
Midtown’s resulting public realm network will be spatially defined by, and be activated by, urban buildings with lively ground floor uses and frontages oriented toward streets, paseos and shared open spaces. Active frontages generally refer to primary building facades that are set at, or modestly set back, from the sidewalk (based on the degree of privacy appropriate to the ground-floor use) with regular openings and fenestrations that provides a degree of interaction between the building and the street, adding safety through “eyes on the street”. Frontages are described in detail, and regulated in Chapter 3 (See Section 3.10).

Neighborhood-Scale Multifamily Building with a secured
courtyard, fronting onto a neighborhood street.

Neighborhood-Scale Multifamily Neighborhoods will be
organized around a complete, comfortable and safe public realm network of streets, paseos and open spaces carefully woven into Midtown’s complicated urban fabric.

Urban Multifamily Housing fronting onto a community green. 1 1
2 2
2 3
2 2
2 3
3 3
3 Figure 2.3.2.B - Conceptual Midtown Neighborhood Framework Plan New/Reconfigured
Connections
Priority Pedestrian
Crossings
Community Gathering
Spaces
Monroe St Monroe St
Rubidoux St
Arabia St Arabia St
John Nobles Ave
111 BLVD
111 BLVD
Indio Grand
Marketplace
Requa Ave
Requa Ave
Plaza St
Las Palmas Dr Las Palmas Dr
Indio Grand Marketplace Improvements: Planned
improvements to the Indio Grand Marketplace include
a renovated food hall, indoor / outdoor dining and
entertainment areas, variety community gathering
spaces, including a formal central green continuing
south to John Nobles Ave where it becomes a
neighborhood green fronted by multi-family residential
development.

Multifamily Neighborhood Infill: Large undeveloped
areas to the north and south of the corridor - including a 20-acre City-owned parcel immediately south of
the marketplace are ideal locations for more intense
multi-family residential neighborhoods - concentrating
a critical mass of new housing within a short walk or
bike of the services and amenities of Midtown and
Downtown.

Mixed-Use Infill: As described on the pages to
follow, more intense corridor-fronting mixed-use infill development is a long-term intention for 111 Boulevard
- establishing a strong corridor presence (gateways) for Midtown and Downtown, and able to accommodate the
future housing needs of the city. While in the near-term, it is unlikely that the market will deliver development at these intensities, it is critical that a clear framework be established and maintained that does not prevent these
long-term outcomes from occurring.

Mixed Use Centers

2.3.2 - Midtown / Downtown

CHAPTER 2 | THE VISION
70 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 71 Conceptual Illustration of planned improvements to the Indio Grand Marketplace - adding a new indoor/outdoor food hall and new community gathering spaces
Plaza Park in Orange, CA during a during a street festival.

Urban Mixed-Use Development with active ground-floor uses and frontages.

III. Near-Term Planning for Long-Term Outcomes:

As previously noted, a key strategy corridor-wide - and critical to the long-term success of Midtown - is establishing a complete and connective public realm network that
is adaptable to the needs of the district and to market economics. Figures 2.3.2.C and 2.3.2.D to the right, illustrate this concept showing a conceptual near-term and long-term (phased) development/redevelopment of and around the Indio Grand Marketplace.

The owners of the Indio Grand Marketplace are currently working with the City on near-term improvements to reestablish the mall as a local and regional destination for shopping, dining and entertainment. Accordingly, Figure

2.3.2.C illustrates conceptual near-term development (Phase 1) of new multi-family neighborhoods on the city-owned property south of the mall, organized around an interconnected network of walkable blocks, calm, neighborhood streets, pedestrian paseos, courtyards and formal public spaces like the central greenway, within a very short walk of the new offerings of the mall. Additional commercial uses - including a new hotel on Monroe St, and a small number of new commercial pad
buildings are provided along key street frontages to further expand the amenities in this area. While no single building in this conceptual near-term buildout is technically “mixed-use” - nor are any of the development typologies imagined here particularly “urban” - the result is very much an “active mixeduse environment” by nature of the concentration of housing and numerous commercial services and amenities in close proximity to each other.

Figure 2.3.2.D, on the other hand, illustrates a conceptual long-term outcome (Phase 2) whereby the Indio Grand
Marketplace is eventually replaced with new, much moreintense, true mixed-use development in urban development typologies that include structured shared parking for the district (residents, employees, and customers). In this conceptual illustration, the Central Green of Phase 1 is converted into a circular park / traffic circle (based on the Plaza Park in downtown Orange, CA), and a new retail “Main Street” is extended north accessible and highly visible from 111 Boulevard. The commercial program of the mall could be more than absorbed by ground-floor commercial spaces, with the potential for hundreds of residential units (and potentially, a significant amount of office) on upper floors to support those businesses. All of this new development would be organized around a robust and complete public
realm network of walkable, interconnected blocks, streets, Figure 2.3.2.C - Conceptual Near-Term Development at Indio Grand Marketplace Figure 2.3.2.D - Conceptual Long-Term Redevelopment at Indio Grand Marketplace 1 6
6 1
2 7
7 2 3
Indio Grand Marketplace
Central Green / Plaza Park
Mall Parking
New Commercial Main Street
3 8
8 8
4 9
9 9
9 4
5 Central Greenway /
Neighborhood Green
Neighborhood-Scale Mixed-Use /
Multifamily Development
Potential New Hotel and
Retail uses
Urban/Corridor-Scale
Mixed-Use Development
New Multifamily Neighborhoods

2.3.2 - Midtown / Downtown
paseos, and public gathering spaces. While this illustration is theoretical, and certainly represents a very long-term outcome - it should be noted that Downtown Indio’s
foundational urban structure has remained largely intact for over 100 years, and remains as relevant, adaptable, and as valuable a local and regional asset today as it was when originally planned. With careful, coordinated planning, the same can be true for Midtown.

CHAPTER 2 | THE VISION
72 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 73 C. Riverside County Fairgrounds / Employment District
Riverside County Fairgrounds: The land area of the County Fairgrounds is nearly as large as downtown. While it hosts several of Indio’s largest and most important annual festivals and other important cultural events, most of the time it is gated and locked while generating little economic, social or cultural activity for the community.

The Fairgrounds is an important regional facility, and
its has for many years has presented Indio with both
opportunities and constraints. This large, secured area significantly limits circulation and connectivity between adjacent neighborhoods to the east and west, and to
the County Justice Center and the Downtown from those
neighborhoods. Like the many acres of publicly owned
land that Highway 111 itself represents, the Fairgrounds to represents a potential opportunity to derive must more
value - in the form new levels of economic, social and
cultural activity - from an existing publicly owned asset.

Allowing public access through the fairgrounds during nonevent times (conceptually diagrammed in Figure 2.3.2.E to the right) could greatly improve circulation and connectivity between Midtown and Downtown for residents, employees
and visitors of both. The fairground’s lovely palm-lined pedestrian promenade is already a prominent north-south connection and remarkable public space, but is unavailable for public use or enjoyment most of the time.

There are many examples of special use facilities - including fairgrounds, university campuses, corporate campuses
and major parks - that are open to public access much of the time, but secured and reserved for special events or other non-public use at certain times. This requires careful planning and management, but is often well worth that extra effort because of the additional connectivity and use that the community can get from such a facility.

If the central promenade were open to public access much of the time, adding signalized crossing of 111 at Deglet Noor St would greatly improve access between the Fairgrounds and Downtown. If similar east-west connections could be created to provide new connectivity between Rubidoux St and Oasis St - potentially as pedestrian extensions of Plaza Ave, John Nobles Ave, and Garden Ave - the fairgrounds
could make strong contributions to the connective mobility and public realm network of this important Subarea in the heart of Indio.

Figure 2.3.2.E - Conceptual Framework - Riverside Fairgrounds / Larson Justice Center 1 1
2 2
2 2
Central Promenade
New East/West Connections
3 3
New Corridor-Fronting
Development
Rubidoux StOasis St
John Nobles Ave
Garden Ave
111 BLVD
Plaza St
Las Palmas Dr
Priority Pedestrian
Crossings
Community Gathering
Spaces
Mixed Use Centers
Civic Plaza: Mixed-use office buildings could line the fairgrounds and surround a civic plaza, creating a wonderful gateway to the Central Promenade.

Making the Central Promenade publicly-accessible most days could be a valuable amenity and provide improved connectivity between the Corridor and Downtown to adjacent neighborhoods.

Corridor-Fronting Development: Additional restaurant and office space at this location would support the Larson Justice Center and give workers a reason to stay in the area after hours.

2.3.2 - Midtown / Downtown
Riverside County has indicated an openness to considering potential changes and improvements to the Fairgrounds in the future. In addition to potential access and use within the Fairgrounds, to help intensify activity within its Midtown/ Downtown segment and provide the County with new
revenue streams, the 111 frontage of the Fairgrounds could be a good location for new corridor-fronting commercial development. This might include additional employment
and commercial amenities adjacent to the growing
employment district anchored by the Larson Justice Center and Benoit Detention Center.

As conceptually illustrated in Figure 2.3.2.E, such buildings could have a strong urban presence reinforcing the urban character of the corridor through Midtown/Downtown.

CHAPTER 2 | THE VISION
74 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 75 Existing Assets
Districts /Areas
Downtown
Downtown Supportive Infill
Corridor Business
Workplace & Live Work District
Boulevard 111 Specific Plan Boundary
Mixed Use Centers
Fair Grounds Area
Larson Justice Center Employment
District
Oasis St
Arabia St
Boulevard 111
Requa Ave
3 1
The East Corridor provides the community with a variety of jobs and services, connects directly into Downtown, and represents the eastern gateway into Indio. Located at the historic junction of State Routes 99 and 111, this area has from the beginning been a highway stopping point for
motorists seeking services, including gas stations, auto repair and sales, and other semi-industrial service businesses.

Prior to the construction of the Jefferson Street overcrossing, this area seamlessly transitioned from auto services to food and lodging when one reached the intersection of Miles
Avenue, Fargo Street and Indio Boulevard - the historic main gateway to Downtown at the train station.

The Neighborhood Transition Plan below highlights areas and locations that present unique opportunities to support the existing businesses along the corridor and Downtown, create a new, green gateway to the Corridor and the city. At this around this new gateway, just to the east of Downtown, the existing industrial area can gradually evolve to a mixeduse employment district with more jobs, more diverse jobs, some new housing, and affordable spaces in which
craftspeople, artisans and artists can sans to live and work.

John J. Benoit Detention Center
Superior Court of California
County Law Building
Davis Sports Complex
Once and Future Rail Station
Riverside County Fairgrounds
1 2
3 4
5 6
6 1 2

2.3.3 - East Corridor
Jackson St
Indio Blvd
Calhoun St
4 5 6
2 Boulevard 111
1 2
3 4
5 6
3 4
5 From Highway to Boulevard
Street improvements such as widened
sidewalks, increased landscaping, and
more signalized intersections will slow cars
down from highway speed, creating a more
pedestrian-friendly boulevard environment.

Create a Strong East Gateway
A palm tree nursery at this location could
create a lush green oasis visible by motorists
approaching along Indio Blvd, Jefferson Street
or Golf Center Parkway.

Support & Strengthen the Success
of Downtown
Retail or Civic nodes in this area could help
attract visitors to nearby businesses on the
Corridor, as well as Downtown.

Small, Neighborhood-scale Infill
opportunities
Infill development would make these areas
feel more complete, with the opportunity
to provide additional needed housing and
supportive small businesses.

Support and Evolve Existing
Business
New and existing businesses can be curated
and managed, much like successful malls,
to reduce redundancy and to bring together
businesses with shared synergy.

Opportunities for Workplace and
Employment
There is an opportunity to re-brand this light
industrial area into an arts or creative district,
one that includes affordable housing.

Legend
Figure 2.3.3.A - Conceptual East Corridor Framework King St Figure 2.3.3.A below highlights four promising locations for new activity centers: one at the entrance of the Riverside County Fairgrounds, another across from the Superior Court of California, a third located where Golf Center Parkway enters town, and a fourth where the new district could be.

Each of these nodes is either a literal or metaphoric gateway to an area of cultural significance to Indio. Enhancing these locations with special development and public spaces would bring greater attention to nearby businesses, feeding into and growing off of the energy generated by these existing landmark areas.

AMENDED 11.20.2024

CHAPTER 2 | THE VISION
76 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 77 Boulevard 111
Requa St
fFlower St
Indio Blvd
Grace StSage StSallton St
B. Downtown-Supportive Infill
The neighborhood immediately southeast of Downtown
is highlighted as an area with numerous opportunities for infill development that could help support nearby shops and restaurants.

As illustrated in Figure 2.3.3.B below, new multi-family housing filling in some of the empty lots would help
complete the streetscapes and provide new housing
within convenient walking distance of Downtown, the
Justice Center, and new employment opportunities in the East Corridor Gateway area. New business types, such as breweries, coffee roasters, wholesale produce market, and workshops and maker spaces of many kinds - which might
not be a good fit in Downtown could help draw shoppers, visitors and new residents to the greater Downtown area.

Streetscape improvements - including wider sidewalks and rows of shade trees on both sides of the street - would greatly improve the pedestrian experience and increase
foot traffic to Downtown and within the East Corridor.

Landscape improvements would be especially valuable on
Requa Street, which can become a major pedestrian route and “bike boulevard” connecting the East Corridor and
Gateway area to and through the Down town into Midtown.

Through such strategies, this current relatively “blank spot” within the Corridor can once again become an important
gateway to Indio and a vital center of jobs, goods and services that complements the Downtown and the Corridor as a
whole.

Specifically, as the corridor grows in population and customer base, there will inevitably be new demand for auto-related sales and service uses, such as gas stations, repair and restoration shops and car washes. Such uses would
contribute little to - and might be destructive of - the humanscale placemaking envisioned for most of the corridor, but if well-designed, might be fit into this area just fine.

Proposed Requa Street
Neighborhood Boulevard Public Realm
Neighborhood-scale Residential Infill
Small Commercial Infill
Requa Ave Streetscape Improvements
As a primary access street to Downtown from
Indio Boulevard, Requa Avenue would benefit
from a more lush streetscape, with wellmarked bike lanes leading directly towards the town center.

Neighborhood Streetscape Improvements:

Neighborhood street landscaping could be
more lush, intimately-scaled and informal, a
welcome oasis for both residents and visitors.

Neighborhood-Scale Residential Infill:

The projected growth of Indio will mean
more demand for housing. Small housing
types such as these allows more units to
be built per acre. These are more efficient
for developers, more affordable for new
homeowners, and more desirable for the
young professionals that Indio may want to
move here.

Small-scale Commercial Infill:

Small-scale commercial infill development
supports new entrepreneurs, giving startups
a place in the community where their
founders live, and helping their success make
an impact on their local economy.

2.3.3 - East Corridor
Figure 2.3.3.B - Conceptual East Downtown Neighborhood Infill

CHAPTER 2 | THE VISION
78 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 79 Conceptual Illustration of a new East Corridor Gateway - including a new Date Garden Attracion at Golf Central Parkway and Indio Boulevard, and new Public Space at Requa Street and Indio Boulevard.

Neighborhood Park Date Garden Attraction
Requa St
Flower St
Indio Blvd
Sage StSallton St
C. Establish an East End Presence
As noted above, and illustrated in Figure 2.3.3.C below, to help reestablish the image of the date palm groves that used to line Indio Boulevard adjacent to the railroad tracks, new groves or a palm tree nursery could be established on the vacant land between Indio Boulevard and the train tracks, to the west of Gulf Center Parkway. The nursery could grow palms until maturity, when they could then be transplanted to locations along Boulevard 111. This would provide a
green edge to this side of the Downtown area, as well as create a lush-looking oasis that people would arrive into as they descended the Golf Center bridge from the east.

A component of this nursery could be the inclusion of a juice and food stand beside Indio Boulevard, shaded by
palm trees and providing a lush hangout spot in this seldom appreciated part of town. Such roadside stands were a
hallmark of Indio and the Coachella Valley into the 1960s, and could help reestablish the Corridor as an authentic, uniquely Indio place rather than just one more big arterial street.

Golf Center Parkway
Commercial Infill Commercial Infill - Adaptive Reuse
Existing Local Business
Commercial Infill - Adaptive Reuse Commercial Infill - Adaptive Reuse D. Support & Evolve Existing Business
Another idea illustrated in tn Figure 2.3.3.C is the addition of a small triangular park that could attract people to nearby businesses. Amenities such as this, as well as the recommended palm nursery, can help revive interest and spur investment in this quiet area, which may change the current market. Such improvements are quite literally the “green shoots” that provide evidence of new life in a place very much in need of such.

New investment could take many forms, including new infill development, aesthetic improvements upgrades to existing businesses, and adaptive reuse of some properties, as illustrated on the following page.

2.3.3 - East Corridor
Figure 2.3.3.C - Conceptual East Gateway & Infill Plan

CHAPTER 2 | THE VISION
80 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 81 Downtown Supportive Infill Area Calhoun St
Date Ave
Indio Blvd
Boulevard 111
E. Workplace & Live / Work District
The existing light industrial area along Indio Boulevard and Old California 86 presents a clear opportunity to create an new form of employment district, building on existing businesses and the areas simple, rough-around-the-edges workplace
design character.

Asillustrated in Figure 2.3.3.D below, by adapting existing buildings, inserting new affordable and live/work units, and creating a few attractive public gathering spaces, this area could be re-branded to attract industries and workers that Indio does not currently have. Existing warehouses can be re-purposed as maker spaces, workshops, software studios and shared-work spaces for an influx of new gig workers and entrepreneurs. Smaller buildings could be converted for neighborhood-serving commercial uses, providing locals with locally-made goods.

Affordable apartments and live/work units may allow
workers and artists to live close to, or even above, their work places. Loft, workshops and other maker spaces might pop up that use unexpected materials and colors not usually seen in Indio. This could be the district for architectural experimentation, to create a uniquely identifiable look that differentiates itself from the rest of town.

New greens spaces would make perfect places for weekend markets where crafts people could sell the things they
made that week. Events like this would bring a vibrancy and energy not seen before in this section of Indio. An interesting example in a very different context might be the Funk Zone, established with simple, tactical improvements to an old industrial area near downtown Santa Barbara, which is now a legitimate part of the draw for people to visit that famous downtown.

Corner Store
Maker Space
Artist Loft
Neighborhood Park
Neighborhood Serving Commercial
Should this district be identified with creatives
and crafts people, the district’s retail and
services could focus on meeting primarily
local needs with locally-made products made
by Indio’s residents.

New Work District Buildings
This area could become home to the new
breed of shared-work spaces, virtual or
delivery-only kitchens, or maker spaces.

Live / Work Housing Type
This may be the right location for Live/
Work buildings, where business owners live
above their shop or office. This could prove
to be a desirable unit type for all types of
entrepreneurs, from lawyers and dentists to
artists.

New Gathering Spaces
New green spaces are perfect spots for
farmer’s markets, arts fairs, and for workers
and residents to take a break from daily life.

2.3.3 - East Corridor 1
Figure 2.3.3.D - Conceptual Framework Plan for Infill Development in Subarea 28

3 DEVELOPMENT STANDARDS & GUIDELINES
CHAPTER 3 | THE CODE
ADOPTED 9.21.22 | 83
This Chapter Covers:

3.1 Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .84

3.2 Code Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86

3.3 Code Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .94

3.4 Regulatory Zones, Overlays & Subareas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .98

3.5 Allowed Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .108

3.6 Subdivision, Connectivity, & Public Realm Completion . . . . . . . . . . . . . . . .116

3.7 Public Realm Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .128

3.8 Building Placement and Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .164

3.9 Building Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .168

3.10 Façades and Frontages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .170

3.11 Private Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .192

3.12 Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .208

3.13 Site Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .214

3.14 Limited Uses in the MU-C Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .228

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3.1.1 Introduction
The Indio 2040 General Plan (General Plan) is the policy document that provides an overall vision and policy
direction to support future development in the city of
Indio. The Land Use and Urban Design Element of the
General Plan defines a series of citywide “Place Types” that prescribe intended urban patterns for the built
environment for each part of the city (including private development and the design and organization of the
Public Realm).

Based on these Place Types, the General Plan describes a clear intention for the land included in this Highway 111 Corridor Specific Plan (111 CSP) to evolve into a complete, well-connected “seamless” urban environment of compact, walkable neighborhoods and mixed-use corridors, centers and districts. The General plan also prescribes that
this environment be organized around a complete and
human-scale Public Realm network of multi-modal streets, avenues and boulevards - lined by buildings with active ground-floor frontages - and a public open spaces that
weave through the city and provide a range of mobility
options.

3.1.2 Purpose & Intent
Chapter 2 “Placemaking Vision” - of this 111 CSP, expands upon the General Plan’s vision for the Highway 111 Corridor (the Corridor), describing and conceptually illustrating place-specific strategies for implementing the that vision over time. The Development Standards and Guidelines in
this Chapter (the Code) “reverse-engineer” that vision into clear metrics for all future private and public development and improvements to ensure that each new increment
of investment within the 111 CSP area contributes to the intended long-term outcomes.

3.1.3 Applicability
The following applicability statements apply to this
Chapter:

1. General Applicability. The Development Standards
within this Chapter apply to all proposed development
and/or improvements for all private parcels and public
lands identified within the boundaries of the 111 CSP,
as defined in Figure 3.4.1- Regulating Plan, and in Table

3.4-2 - Subareas by Parcel APN.

2. Replacement of Existing Zoning. This Chapter
replaces and supersedes any and all previous and
currently-adopted zoning regulations for all parcels
within the boundaries of the 111 CSP Plan area per the
requirements of Section 3.4, unless otherwise noted.

3. Relationship to Indio Municipal Code (ICM) and
Unified Development Code (UDC). This Chapter
relies on several existing procedural requirements
of the Indio Municipal Code (IMC) and/or Unified
Development Code (UDC), where noted. In cases
where this Chapter is silent, the requirements of
the IMC or UDC shall apply (as prescribed in those
documents). In cases where there is conflict between
the requirements of this Chapter and those of the
IMC or UDC, the requirements of this Chapter shall
supersede.

4. Existing Nonconforming Structures and Uses.

Permitted structures and uses that do not conform
to the standards of this Chapter on the date of its
adoption shall be deemed to be legal nonconforming.

While all additions and changes in use are subject
to all applicable standards within this Chapter, full
compliance shall be required of the whole parcel when
a total project valuation is greater than fifty percent of the current market value of all existing buildings or structures on the parcel. The provisions of the Indio
Unified Development Code (UDC) Section 6.07 shall
apply to all parcels within the Plan area.

5. Allowed Residential Densities & Commercial
FAR. The Development Standards in this 111 CSP
are “Form-Based” standards - which as the term
suggests, prioritizes regulating “building form” over
secondary (though related) factors such as building
use, residential density (DUA) and commercial floor
area ratio (FAR). Residential DUA and Commercial FAR
assumptions and allowances are defined by “Place
Type” in the General Plan, primarily for the purpose
of estimating development buildout scenarios studied
under the General Plan Environmental Impact Report
(GPEIR), which is the environmental document
that this 111 CSP has been shown to demonstrate
consistency with.

6. Director. Throughout this Chapter, “Director” means
the Community Development Director or their
designee;

3.1.4 Chapter Structure
The following provides a brief overview of the overall
structure of this Chapter.
• Section 3.1 | Introduction & General Provisions.

Section 3.1 introduces this Chapter (the “Code”) defining the purpose, intent and applicability of the Standards and Guidelines described herein, and includes an illustrative guide / explanation of how to use and apply this Code to a typical development application.
• Section 3.2 | Administration. Section 3.2 establishes the review processes for the types of permits that may
be applied for and issued for proposed development and
improvements within the 111 CSP, and is applicable to all new development and/or improvements within the 111
CSP area.
• Section 3.3 | Code Glossary. Section 3.3 provides
definitions for specific terminology used in this Chapter. • Section 3.4 | Establishment / Application of
Zones. Section 3.4 Identifies three new zones and two
use overlays that dictate private development standards throughout the Code.
• Section 3.5 | Allowed Uses. Provides a
comprehensive list of the allowed uses per regulatory
zone and overlay.
• Section 3.6 | Subdivision, Connectivity & Public
Realm Completion Standards. Section 3.6 provides
standards and guidelines for required subdivision, and
connectivity through, large undeveloped/underdeveloped
portion of land throughout the 111 CSP, to ensure
the completion of a connective, walkable public realm
network and block patterns into which new development
may occur.
• Section 3.7 | Public Realm Standards. Section 3.7
provides public realm design and configuration standards and guidelines for new streets and connections, public
frontages (space between travel lanes and front private property line), and public open spaces.
• Section 3.8 | Building Placement and Access.

Section 3.8 provides standards and guidelines for the
appropriate placement and configuration of buildings to ensure that the most active and human-occupied spaces
and uses of buildings front, activate, and take access from the Public Realm, and that vehicular access is taken from alleys or side streets.
• Section 3.9 | Building Height. Section 3.9 provides
standards and guidelines for the vertical proportions of buildings, including maximum height, floor to floor height, and upper floor set backs, ground-floor / “building base” proportions, etc. to ensure buildings are appropriatelyscaled to their location and context. • Section 3.10 | Facade and Frontages. Section 3.10
provides standards and guidelines to ensure that largescale (“block-form”) buildings, are modulated into smaller “human-scale” increments and compositions that result
in dynamic and interesting streetscapes, and buildings
that are adaptable over time to meet the varied needs of different tenants and uses.
• Section 3.11 | Private Signage. Section 3.11 provides standards and guidelines for the form and character of a variety of private signage types that are allowed within the 111 CSP area.
• Section 3.12 | Parking. Section 3.12 provides
standards and guidelines, for the allowed placement
and configuration of on-site parking, as well as minimum parking requirements for development within the 111 CSP. • Section 3.13 | Site Design. Section 3.13 provides
standards and guidelines for a variety of site design
elements including utilities and mechanical equipment,
grading , site walls, lighting, landscaping stormwater, and on-site open space.
• Section 3.14 | Limited Uses in the MU-C Zone.

Section 3.14 provides standards and guidelines for
conditionally-approvable “Limited Uses” in the MU-C zone - generally defined as uses providing neighborhood-serving amenities, though in notably “less urban” patterns than the intended and allowed by MU-C Zone. A limited number of these can be approved within the MU-C Zone (with
numeric “caps” defined in this section) to ensure that these developments do not disrupt or impede the intended longterm urban character and patterns of the corridor.

3.1 | Introduction

3.1.A. Introduction

3.1.B. Purpose & Intent

3.1.C. Applicability

3.1.D. Code Structure

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86 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 87

3.2.1 Intent & Applicability
To the extent possible, the administration of this code is intended to follow the same procedures and requirements as elsewhere in the City. Additional processes may be
defined herein with the intent of providing clear and
straightforward use of this Development Code that results in predictable outcomes consistent with the vision and goals of this Highway 111 Corridor Specific Plan (111 CSP).

3.2.2 Rules of Interpretation
The following general rules of interpretation apply to the text of this Chapter:

1. Definitions. Whenever a defined word appears in
this Chapter, its meaning is as set forth in Section 3.3 - Code Glossary. Words not defined in this Chapter are
interpreted in accord with their dictionary meaning
and customary usage. In cases of ambiguity, the
Director shall determine the appropriate meaning.

2. Illustrations. In case of any difference of meaning
or implication between the text of any provision and
any illustration or photograph, the text shall control, unless the intent of the standard is clearly otherwise.

3. Terminology. The terms “shall,” “will,” “must,” are
always prescriptive and not discretionary. “Should”
indicates a Guideline and is strongly recommended,
but not mandatory. “May” is permissive.

4. Director Interpretations. In cases of uncertainty
regarding the application of any of the Development
Standards within this Chapter, Director has the
authority to interpret any provision of this Code. If the Director determines that the meaning or applicability
of any Code requirement is subject to interpretation,
the Director may issue an official interpretation.

5. Planning Commission Interpretations. The Director
may refer any issue of interpretation to the Planning
Commission for their determination. Similarly, any
Director Interpretation of the Code may be appealed
to the Planning Commission in compliance with the
applicable requirements.

6. The Role of Design Guidelines in this Code. Design
guidelines are used throughout the Sections of
this Code (indicated by the term “Should”) to clarify
the intent of the subject in question. In all cases,
consistency with Design Guidelines may be used to
supplement findings of consistency with the vision
and intent of the 111 CSP during any discretionary
planning review and approval processes.

3.2.3 Deviation from Standards

1. Applicability. In some instances, it may be practical to deviate slightly from the prescribed Development
Standards of this Chapter while still meeting the
vision of the 111 CSP and the intent of the Code. As
part of project review, applicants may apply for a
Minor Exception Permit or Variance; a granted Minor
Exception or Variance shall supersede the otherwiserequired Development Standards in this Chapter.

2. Minor Exceptions. The Director shall have the
authority to grant minor exceptions to the any
standard listed in Table 3.2-1, up to the extent specified, provided the Required Findings associated with that
exception are made to the satisfaction of the Director.

3. Variances. Requested Variances shall be processed per the provisions of the IMC § 159.780 through § 159.793.

4. Additional Required Findings for Minor Exceptions
and Variances. In addition to all required findings
for Minor Exceptions, as specified in Table 3.2-1, and
for Variances as specified in the IMC § 159.786, the
following findings shall be required for all approvals:
i. Consistency with Intent of Standards & Guidelines.

The overall intent of the development standard and
supplemental design guidelines is still being met, to
the satisfaction of the Reviewing Authority, and;
ii. Consistency with Goals and Vision of 111 CSP. The
project contributes to the overall goals and vision
for the 111 Corridor as described in Chapters 1 and
2 of this 111 CSP, to the satisfaction of the Reviewing Authority.

3.2 | Code Administration
Table 3.2-1 | Minor Exceptions from Development Standards § Standard Max. Deviation from
Numeric Standard Required Finding(s)

3.6 Subdivision, Connectivity, and Public Realm Completion Alignment of new connections Figure

3.6-1 and Table 3.6-2
10%
• Adjustment to any dimensional standard is needed to accommodate the intended connectivity defined in Figure 3.6-1.
• The adjustment does not impede the ability of the applicant—or the ability of a neighborhood property to be developed in the future—to line and front the connection with buildings.

Max Block Sizes per Table 3.6-3 10% • Additional block perimeter and/or facade length is warranted based on existing site constraints.

3.7 Public Realm Standards
All numeric Standards in Section 3.7
20%
• The deviation from the standard meets the approval of the City Engineer. • Deviations in travel lane widths are not permitted unless required by the City Engineer.

3.8 Buildings Placement & Access
Front Street and Side Street Build-To
Ranges (Table 3.8-1) 20% • The building(s) help(s) define and provide appropriate enclosure to the public realm.
• The design is harmonious with the existing built context. • The portion of the Build-To Range which is not built out is a meaningfullydesigned, useful and beautiful space rather than unsightly leftover space. • Rear setbacks with alleys provide adequate space for any required trash, fire, or utilities access.

Min. Front Street and Side Street
Buildout percentages (Table 3.8-1) 15%
Building Length maximum (Table 3.8-1) 10%
All other numeric standards in Section

3.8 10%
Minimum separation between multiple
buildings on a single lot (Table 3.8-1) 20% • Where fire access is required, separation meets fire code and the discretion of local fire official.

3.9 Buildings Height
All numeric Standards in Table 3.9-1
20%
• Additional height and/or massing is adequately mitigated through excellence in design which clearly meets the intent for the Plan Area as described in Chapter 2 of this Specific Plan.
• Floor-to-ceiling height is not less than 8 feet.

Zone transitions distance (§ 3.9.B.2) 20% • Any building height transition is deemed by the Reviewing Authority to be sensitive to adjacent properties.

3.10 Facade and Frontages (3.10)
Massing Increment Standards (Table

3.10-1) 10% • High quality architectural design and materials used create enough visual interest to compensate for any dimensional deviations.

Fenestration Area (Table 3.10-2) 20% • Exceptional architectural style and quality of materials create visual interest that compensates for a lower amount of windows, doors, or entrance frequency. Frequency of entrances (Table 3.10-4) 20%
Shopfront requirement (§ 3.10.D.4.f) 20% • The ground floor is organized into a coherent rhythm of distinguishable bays, and the intent of an active & interesting ground floor environment is still met. Width of shopfront bay (§ 3.10.D.4.f) 20%

3.11 Private Signage
All numeric standards in Section 3.11
20%
• The sign is not auto-oriented in nature.
• The sign is appropriately scaled to the size of the building & business. • The sign enhances the aesthetic quality of the public realm.

Table continued on next page >>>

3.2.A. Intent & Applicability

3.2.B. Rules of Interpretation

3.2.C. Deviation from Standards

3.2.D. Existing Agreements

1. Applicability. Prior to the adoption of this 111 CSP, the City of Indio entered into a binding development
agreement with HCL Indio Development, LLC, for the
redevelopment Indio Marketplace and surrounding
area on an approximately 35.14 acre site in Subarea
18 of the 111 CSP (See Figure 3.4-1 and Table 3.4-2).

Details of this development agreement, including
the acquisition of 15.35 acres of City-owned land
immediately south of the Indio Marketplace, are
provided in Appendix B.

All development and improvements associated with
this development application shall be subject to all of the standards and requirements of this Highway 111
Corridor Specific Plan.

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88 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 89 S
§ Standard Max. Deviation from
Numeric Standard Required Finding(s)

3.12 Parking
Parking lining (3.12.C.1)
20%
• The architectural quality of the structure maintains a similar level of detail and pattern of openings as other buildings in the vicinity. • The design of the structure does not look like a garage from the primary street.
• A 5-foot setback is provided, within which is landscaping of the same quality as elsewhere on the property.

3.13 Site Design
Fence & wall height (3.13.C.3)
20%
• Any additional wall height is warranted to provide appropriate privacy to the space it is enclosing, due to a unique site condition (i.e. space is highly exposed or adjacent an undesirable site condition outside of developer's control).
• Decreased wall height is warranted if a landscaping feature provides the desired privacy.
• The enclosed space provides adequate visibility to the public realm ("eyes on street").
• Architectural style is consistent with the design of the building and/or the public space it is enclosing; strong landscaping is provided between wall and sidewalk.

3.14 Limited uses in the MU-C Zone
All numerical Standards in Section 3.14
10%
• The high quality of the architectural/landscape design and the materials used create enough visual interest to compensate for any dimensional deviations. • Privacy requirements are adequately balanced with visual safety needs. • The quality of pedestrian-oriented public space is not being sacrificed for automobile-friendly convenience.
• Sidewalks are a minimum of 6 (six) feet in width.
• Parking lot entry/exits are a maximum of 24 (twenty-four) feet in width.

Table 3.2-1 | Minor Exceptions from Development Standards (Table continued from previous page)

1. Intent. This section is intended to provide for a
straightforward and predictable review process for new
development within the 111 CSP area, delegating most
review and approval authority to the administrative level based on the clear and objective development standards
and guidelines in this Chapter.

2. Applicability. This section identifies the review and decision-making bodies for permit types that may be
applied for and issued for proposed development and
improvements within the 111 CSP, and is applicable to
all new development and/or improvements within the
111 CSP area. These include:

A. Planning Review (PR) Permits. Three types of PRP
Permits are identified based on level of authority
required for approval; Building Permits may be issued
by Planning Staff; “Minor (Administrative) PRPs” may
only be issued by the Director (or higher authority),
and “Major PRPs” may only be issued by the Planning
Commission (or higher authority).

B. Master Planned Development (MPD) Permit. As
noted in Table 3-2-2, a “Master” Planned Development
(MPD) Permit shall be required for the following:
i. Any new development within the Master Planned
Design Overlay, as mapped in Figure 3.4-1, OR;
ii. Any proposed development on a site larger than
4-acres in size;
iii. Any proposed change to existing or underlying
zoning, or to a previously approved MPD Permit.

Terminology Note. All approved MPD Permits under
the 111 CSP shall be issued as a “Planned Development
Permit” for which the applicable project review fees under the City’s prevailing fee schedule shall apply.

3. Review Authority. As required in Table 3.2-2, planning entitlements shall be processed for review and
approval by the identified reviewing authority. As also noted in Table 3.2-2 and described in Section 3.2.F,
most decisions may be appealed to the “next Review
Authority” in the following hierarchy (from lowest to
highest authority level): Planning Staff; Director; Planning Commission; City Council, as defined in Section 6.02 of the Indio Unified Development Code (UDC). For any
planning entitlements not summarized in Table 3.2.2, the provisions of UDC Section 6.02.04 shall apply.

4. Project Review Fee. All planning entitlements shall be subject the City’s adopted Permit & Fee Schedule.

5. Permit Application Requirements. Applications for all Permits identified in Table 3.2-2 shall be made on forms prescribed by the Director and include all applicable
submittal items required the Indio Municipal Code (IMC
§ 159.721). As needed, the Director may require the
applicant to provide other supporting data. The Director shall not accept an application unless it is accompanied by the application fee set by resolution of the city
council.

The following application requirements apply to DDR
and MSP Permit applications respectively:

A. Planning Review (PR) Permit Applications. In addition to all applicable submittal items required by the Indio Municipal Code (IMC § 159.721), all PRP applications for properties within the 111 CSP shall include the additional submittal items listed in Table 3.2-3.

B. Master Planned Development (MPD) Permit
Applications. In addition to all applicable submittal
items that are required for Planning Review
applications described above, all MPD applications
for properties within the 111 CSP shall include the
additional submittal items listed in Table 3.2-3. Major elements of the MPD Permit submittal include:
i. Subarea Master Public Realm & Connectivity
Plan (SMPRCP): The SMPRCP documents how
future connectivity, subdivision, block size and
configuration, and public realm requirements for
the entire Subarea the applicant’s development
site is within (per the requirements of Sections

3.6 & 3.7) will be accommodated, and in no way
impeded, by the proposed Master Planned
Development. All MPD permit applicants will be
required to submit either a new Subarea Master
Public Realm & Connectivity Plan (SMPRCP) - if the
first MPD Permit applicant within a Subarea, or,
show consistency with or apply for an amendment
to existing SMPRCP.
ii. Master Site Regulating Plan (MSRP): The MSRP
documents the application of Regulatory Zones and
Overlays onto the applicant’s development site per
the requirements of Section 3.4.

MPD Permit Approvals. An issued MPD permit shall
represent approval of the aforementioned Site Plans
(SMPRCP and MSRP) only, and prior to the development
of any individual parcel or building that is a part of the Master Planned Development, Planning Review (PR)
Permit(s) must also be applied for and issued for each
entitlement, per the requirements of Table 3.2-2.

3.2.4 3.2.E. DDevelopment Review and Permitting evelopment Review & Permitting

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90 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 91 Project / Permit Type Additional Required Submittal Items Major Planning Review (PR)
Permits:

Applies To:
• New Construction of Buildings
larger than 10,000 S.F.
• “Limited Uses” (as defined in
Section 3.14)
A set of plans that demonstrate how all requirements this code that are applicable to the project are met. This includes, but is not limited to:
• Site and Landscape Plans which show:
• How the proposed development either completes, supports, or in no way impedes, any / all future connectivity requirements per Section 3.6.D. • Proposed design of all required public improvements, per the requirements of Sections 3.6 and 3.7 and Master Plan of Arterial Streets1 ;
• Locations and proposed design of any non-building private signage elements, per the requirements of Section 3.11
• Building Plans which show:
• Building footprint(s) and floorplans which identify primary frontages and building entries, per the requirements of Section 3.8 and/or Section 3.14 - Limited Uses (if applicable)
• All elevation drawings of Building Facades along Primary Frontages, per the requirements of Section 3.9.
• Rooftop Mechanical Screening Plan (when applicable)
• Locations of all other on-site utilities, per the requirements of Section 3.13.B.

Master Planned Development
(MPD) Permit
Applies To:
• All parcels within the Master
Planned Design Overlay - See
Figure 3.4.1 - Regulating Plan.
• Any site greater than 4 acres
(Requiring subdivision, per the
requirements of Section 3.6.B)
A set of dimensioned, schematic-level site plans that demonstrate compliance with the requirements of Sections 3.4, 3.6 and 3.7 (Subdivision and Public Realm Completion) is met, along with all other requirements of this code that are applicable to the proposed project. This includes, but is not limited to:
• Subarea Master Public Realm & Connectivity Plan which shows:
• the proposed organization of land into blocks and publicly accessible connections1, per the connectivity and block size/configuration requirements of Section 3.6
• schematic-level designs for all streets, open spaces, and public frontages (sidewalks, parkway landscaping, and public furniture, fixtures, & amenities) per the requirements of Section 3.7 and Master Plan of Arterial Streets1 ;
• Master Site Regulating Plan which shows:
• Proposed application of Regulatory Zones and Overlays onto the proposed development parcel(s), per the requirements of Section 3.4; • Phasing Plan(s) which:
• demonstrate how the subject development will facilitate the orderly build-out of the master plan area based upon economic conditions; • provide for infrastructure improvements to meet the needs of each phase of development.
• Preliminary District Management Plans: If the proposed master development will involve shared/managed resources - such as a shared parking district, a shared maintenance and improvement district, a stormwater drainage and management district etc., the application shall include preliminary (schematic-level) details of those programs, which may be included as binding conditions of the approved Master Planned Development Permit at the discretion of the approving body.

Table 3.2-3 | Project-Specific Submittal Items
Planning Entitlements / Project Type Permit
Required
Planning
Staff Director1 Planning Commission
New sign(s) (not including Pylon and Roof Signs) BP Decision - - New Pylon or Roof sign(s) Major DDR - Recommend Decision2 Change of sign copy BP Decision - -
Site improvements (lighting, landscaping, parking, etc.) BP Decision - - Building improvements (façade, doors, windows, roofing, gutters, screening, repainting/change of exterior finish) BP Decision - - Building Addition of ≤ 500 s.f. BP Decision - -
Building Addition of > 500 s.f. Minor PRP Recommend Decision2 - New Single-Family Detached House, Outbuilding, or
Accessory Dwelling Unit (ADU)
Admin Planning
Review Recommend Decision2 -
New “House-form Multifamily” (duplex, triplex, quadplex) Admin Planning Review Recommend Decision2 -
Administrative Use Permits - See Section 3.5 AUP Recommend Decision2 - Conditional Use Permits - See Section 3.5 CUP Recommend Recommend Decision2 “Limited Uses” as defined in Section 3.14 Major PRP - Recommend Decision2, 5 New Buildings larger than 10,000 s.f. Major PRP Recommend Recommend Decision2 Development of any site 4 acres or larger MPD / (PDP)3 Recommend Recommend Decision2 Development of any site within the Master Planned
Design (MPD) Overlay (See Figure 3.4-1) MPD / (PDP)3 Recommend Recommend Decision2 Up to 20% deviation from any standard Admin
Variance4 Recommend Decision2 -
Allowed Variance from any standard Variance4 Recommend Recommend Decision2 Key
BP Building Permit
Minor PRP Minor (Administrative) Planning Review Permit Major PRP Major Planning Review Permit
MPD / (PDP) “Master” Planned Development Permit
(Issued as “Planned Development Permit”)
Notes
¹ The Community Development Director
² Decision is appealable by the next Review Authority
3 PR Permit(s) may additionally be required for entitlement, See Section 3.2.E.5 4 Per the Requirements of Section 3.2.C
5 Specific “Limited Uses” may require Council Approval, See Section 3.2.G and Table

3.5-1
Notes
¹ If applicable at the time of application. See Chapter 4 - Strategy 4.4.1 for additional information. 2 Required connections shall be “Publicly Accessible” - but do not require dedication of Public R.O.W.

Table 3.2-2 | Summary of Permit Types and Review Authorities

6. Required Findings. In addition to the Permit Application Requirements listed above, the following findings shall be required for any issued Permits described herein:

3.2.E. Development Review and Permitting (continued)
i. Consistency Standards & Guidelines. Application
demonstrates compliance with all relevant
Development Standards and Guidelines in this Chapter,
or demonstrates consistency with the intent thereof if
applying for a Minor Exception or Variance as defined
in Section 3.2.C, to the satisfaction of the Reviewing
Authority;
ii. Consistency with Goals and Vision of 111 CSP. The
project contributes to the overall goals and vision for the 111 Corridor as described in Chapters 1 and 2 of this 111 CSP, to the satisfaction of the Reviewing Authority; iii. Consistency with CEQA. The project complies with all applicable mitigation measures contained in the GPEIR,
Mitigation and Monitoring Program, and other applicable environmental documents. The applicant will be required to demonstrate consistency that shall be processed under the provisions of Section 15183 of the CEQA Guidelines; iv. Consistency with all other Conditions of Approval.

The project complies with any conditions imposed
through any existing Master Planned Development
Permit, Subdivision, Land Use and/or design review
approval(s);

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92 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 93

1. Applicability. This section outlines the design review, approval, and appeal processes for “Major” Planning
Review (PR) Permits and Master Planned Development
(MPD) Permits sought under this 111 CSP, as identified
in Table . For Common Procedures and processes
related to all other land use and development
activities - including projects seeking ministerial
approval under the “State Streamlined Ministerial
Approval Process”, the provisions and processes of
Article 6 of the Unified Development Code (UDC) shall
apply, as determined by the Director.

2. Development Review Process for “Major” Planning
Review (PR) and Master Planned Development
(MPD) Permits. All applications shall be reviewed for
consistency with the intent and regulations of this 111 CSP per the Required Findings of Section 3.2.E.6, and be either approved, approved with conditions, or denied
by the approving authority. The following process
shall apply:

A. Pre-Application Conference / Review. Prior to
submitting a formal application, all applicants may
request a Pre-Application Conference / Review with
the Director (or City representative) to better acquaint themselves with the vision, requirements and
development standards of the 111 CSP for their site.

See UDC Section 6.03.04 for a full description of this
process and its requirements.

B. Permit Application. The applicant shall submit their formal application to the City, per the requirements
of Section 3.2.E.5 along with a brief written summary
of how the proposed project meets the objective
standards of this chapter, or if requesting a variance
or exception, how the proposed project is consistent
with the intent of the standards along with supporting
findings for any anticipated deviations that will be
sought, per the Required Findings identified in Table

3.2-1.

C. Completeness Review / Written Notification. The
Director (or City representative) shall determine
whether an application is complete within 30 days of
the date the application is filed with the required fee.

The Director shall notify the applicant in writing of the determination that either all submittal requirements
have been satisfied and the application is complete
or that additional information is necessary and
the application is deemed “incomplete”. When an
application is determined to be complete, the Director
shall make a record of that date.

D. Incomplete Application. If an application is incomplete, the Director shall provide written notification to the
applicant listing the applications for permit(s), forms, information, and any additional fees that are necessary to complete the application.
• Submittal of Additional Information. The applicant
shall provide the additional information within the
time limit specified by the Director, which shall be
no later than 30 days. The Director may grant one
extension of up to 90 days.
• Resubmittal Review. Upon receipt and resubmittal
of any incomplete application, a new 30-calendar day
period shall begin during which the Director shall
determine the completeness of the application.
• Expiration of Application. If an applicant fails to
correct the specified deficiencies within the specified time limit, the application shall expire and be deemed
withdrawn. Unexpended fees, as determined by
the Director, will be returned to the applicant. After
the expiration of an application, project review shall
require the submittal of a new, complete application,
along with all required fees.

E. Referral of Application. At the discretion of the
Director, or where otherwise required by this section,
state or federal law, any application filed in compliance with this Code may be referred to any City department
or public agency that may be affected by or have an
interest in the proposed land use activity.

F. Planning Commission Design Review. For any
application requiring Planning Commission Review and
Decisions, the director shall agendize the application
no later than 90 calendar days from the date that
the application is deemed complete, provided that
the Director shall have the discretion to establish an
alternative processing timeline following notice and
consultation with the applicant.

G. Recommendation for Approval. If the application is
consistent with all applicable standards of this Code
and if applicable, the required findings listed in Table

3.2-1, the approving authority shall either approve the application, or approve the application with conditions.

H. Denial. If the application is not consistent with all applicable standards and required findings, and if after making the applicant aware of the inconsistencies, the
applicant does not revise the application, the approving authority shall deny the application and provide written documentation of the reasons for denial.

3.2.5 Development Review Process

1. Applicability. This section provides additional
design review and approval requirements for
Limited Uses, as defined in Sections 3.5 and 3.14.

2. Development Review Process for Limited Uses.

Development Review and Permitting Process
for Limited Uses shall follow the same process
outlined in Sections 3.2.G, with the following
additional requirements:

A. Required Pre-Application Conference
/ Review. Prior to submitting a formal
application, all applicants shall schedule a PreApplication Conference with the Director or City Representative) to determine whether or not any
new Limited Use Approvals are allowed in within
the applicant’s Subarea, either per the limits
established in Table 3.14-1, or those established
by the Corridor Development Monitoring Program
(See Section 4.2.C, Strategy 4.2.12).

I. Notice of Decision. A written decision shall be issued for each application. Not later than 10 business days
after issuing a decision, the Director shall mail a copy of the decision to the applicant at the address appearing
on the application.

J. Review of Decision. Within 10 business days of the date that the decision is mailed to the applicant, the applicant or any owner of property or a business located within
300 feet of the project site may request that the next
level of authority review the decision by filing a written request that specifies the grounds for review and the
modification requested. The request must be filed within 10 days of the decision and be accompanied by the
review fee set by resolution of the City Council.

K. Effective Date of Decision. Decisions are effective on issuance; provided, however, that if a request for review is filed as described above, the decision shall be stayed pending the decision.

L. Review of Decision. If the decision is reviewed by the next level of authority, after conducting the review, the decision of the approving authority shall be final and
may not be appealed.

M. Modification to Approvals. Modifications to any
entitlement shall be subject to the procedures set forth in the UDC Section 6.03.16.

3.2.F. Development Review and Permitting

3.2.G. Development Review and Permitting of “Limited Uses”

3. Timing. All applications packages shall be receive
a Notice of Decision within 90 calendar days from
the date that the application is deemed complete,
provided that the Director shall have the discretion to establish an alternative processing timeline following
notice and consultation with the applicant.

4. Administrative and Ministerial Planning Review.

Administrative and Ministerial Planning Review shall
be conducted per the procedures set forth in the UDC
Section 6.04.04, subsections C,D,E,G.

5. Use Permits. All use permit and approval process
shall be in accordance with the procedures set forth in the UDC Section 6.04.04.

6. Appeals. Any action by the Director or Planning
Commission in the administration or enforcement
of the provisions of this Code may be appealed in
accordance with the procedures set forth in the UDC
Section 6.03.13.

B. Recommendation for Approval. Limited Uses shall
be recommended for approval only if and when the
application is found to be consistent with the limits and requirements established in Section 3.14 for the relevant Limited Use Type entitlement being sought by the applicant.

3. Approving Authority. As specified in Table 3.2-3, and Table 3.5-1, Limited Uses shall be approved by Planning Commission or City Council Review only, based on findings of consistency with the overall intent of the 111 CSP and the requirements of Section 3.14, per the following:

A. Council Approval Required. The following Limited Uses shall require City Council Approval: Fueling Stations; Car Washes; and any use including a vehicular Drive-Through; B. Planning Commission Approval Required. All
other Limited Use applications shall require Planning
Commission Approval.

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94 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 95

3.3 | Code Glossary
Driveway: A vehicular lane within a lot that leads to onsite parking.

Encroachment: Any structure extending into a required
setback area.

Façade: The exterior wall of a building adjacent to a street or public open space.

Façade increment. A complete façade composition that is visually distinguished from an adjacent façade composition of the same building.

Fenestration: Transparent glass openings in a building
face.

Fire Lane: An on-site right of way required by the Fire Marshal for the access of emergency vehicles.

Flag Lot: A lot where the bulk of the land area is behind one or more lots with narrow strip of land reaching to the street between neighboring lots.

Forecourt: An extension of the public realm into a lot, wherein the space is defined on three sides by building faces (unless located on a corner lot, in which case it might be defined on two sides).

Frontage, Private: The building façade and the area
between the building façade and any property line along a street or public open space. See Section 2.7.

Frontage, Public: The area between any street-adjacent
property line and the first travel lane in the roadway.

Gallery: A ground-floor colonnade that supports a shed
roof or deck that covers the sidewalk, intended to provide shade, glare control, and weather protection.

Green: A publicly accessible open space located at the
intersection of at least two streets that is spatially defined by building frontages, either directly abutting the green or located directly across the street form the green. Ranging in size from one-half (1/2) acre to two (2) acres, greens are landscaped with paths, lawns, and trees and accommodate unstructured recreation and civic activities,
Ground Floor: The floor of a building located nearest to the level of the existing grade around the building.

Half-Story: The uppermost story of a building in which the sloping roof forms the walls. These are often lighted by dormer windows and include knee walls under roof slopes.

Height, Building: The height of a building as measured
from the finished grade at any property line along the
street up to the referenced building element.

Limited Use: A development that provides neighborhoodserving amenities (including job-creation) along the corridor, but that does not meet all of the form-based
standards of the MU-C Zone. May be considered a
impermanent use of the land until it is redeveloped to its highest allowed density.

Loggia: A colonnaded or arcaded space within the body
of a building but open to the air on one side, traditionally located at an upper story overlooking an open court.

Loggias provide private open space and also can be used to articulate the building facade.

Lot: A portion of land delineated from others to host an allowed development. For the purpose of this code, lot is synonymous with “property” or “design site.”
Lot Line: A front, side or rear of a lot. For the purpose of this code, lot line is synonymous with property line.

Massing (or Facade) Increment: Segment of a long
building facade that has been divided into smaller, visually discrete design compositions that extend from the ground floor to the top of the facade. Individual massing increment designs may incorporate multiple bays as well as various architectural elements, such as balconies, bay windows, projecting rooms, loggias, and trellises, to articulate the increment and to distinguish individual increments from one another.

Master Planned Design Overlay: An overlay established
in Section 3.4 and mapped in Figure 3.4-1, identifying where properties must apply regulatory zones and overlays per the requirements of the Master Planned Development
Permit Process (See Section 3.2.E and Section 3.4.C.1).

Master Planned Development (MPD): Any new
development within the Master Planned Design (MPD)
Overlay, as mapped in Figure 3.4-1, or any proposed
development on a site larger than 4-acres in size. Master Planned Developments require an MPD Permit per Section

3.2.E.

Master Site Regulating Plan (MSRP): Per Section 3.2.E,
the MSRP documents the application of Regulatory Zones
and Overlays onto the applicant’s development site per
the requirements of Section 3.4.

This section provides definitions for terms found herein that are technical in nature or that otherwise may not
reflect a common usage of the term.

Alley: A narrow service street which provides secondary access to all lots within a block. Driveways, parking aisles, and fire lanes are not alleys.

Arbor (entrance arbor): A wooden structure that is
intended to define an entrance into an on-site outdoor
space, such as a front yard or parking lot.

Arcade: A façade with a ground floor colonnade supporting the upper stories of the building, intended to provide
shade, glare control, and weather protection.

Bay: A facade division comprised of groupings of vertically aligned facade elements, such as shopfronts, windows,
awnings, and wall materials that are stacked one above
the other. Bays can be differentiated from one another
by changes in material, color, and/or use of architectural elements such as pilasters.

Bay Window: A window or series of windows projecting
from the exterior wall of a building and forming an
extension, or bay, of the room. Subject to the requirements of the regulating zone, bay windows may encroach into the setback or public right-of-way.

Block: A aggregation of lots which are bound on all sides by streets, paseos, or open spaces. Block dimensions are measured along private property lines.

Building Base: The lowermost portion of a building facade that is distinctly differentiated from upper floors or upper wall surfaces. The base of mixed-use buildings consists of the ground floor or, for taller buildings, an ensemble of the first two floors. The base of multi-family or office buildings can consist of the entire ground floor or a low band (three to four feet high) comprised of different materials or colors than upper wall surfaces.

Building Improvements: Building improvements include
work that is typical of regular maintenance and upkeep.

This may include changes to the exterior, but is limited to work that does not alter the general character
Building Length: The length of the building as measured parallel to the front property line.

Build-to range: The space between the two conceptual
lines that are parallel to a front or side-street property line within which must be specified percentage of the building face.

Buildout, Frontage: Refers to the requirement for a
specified percentage of the front or side building face to meet the build-to line. Applicable along streets and public open spaces.

Carless Street: A pedestrian-oriented public thoroughfare that excludes automobile access.

Chamfered corner: A bevel where two perpendicular
building faces meet, resulting in a third face that is oriented at a 45-degree angle in relation to the other two faces.

Chamfered corners are well-suited for buildings located on corner lots and for accommodating primary building
entrances.

Close: A dead-end street which contains a landscaped
center median. Rather than having a turnaround bulb at
its terminus, a close maintains a consistent width along its entire length.

Constrained Site Edges: The limits of a development site located adjacent to lots or parcels occupied by existing buildings, neighborhoods, parks, etc., which may limit
new development on the site in terms of street network
completion, access, uses, building height and/or building types.

Court: A semi-public, shared open space within a lot, for use by more than one resident or commercial tenant.

Courts generally provide visitor access from the street to dwellings, retail or office spaces, and/or buildings within the lot that lack direct access from the street. The degree of enclosure or openness of the court may vary, as per the requirements of each zone and the design intent of the
project designer.

Design Site: An area of land that is dimensioned and
drawn to the standards for a specific building type for the purpose of demonstrating conformance to standards that
relate to lot lines or area.

Design Speed: The target speed at which drivers are
intended to travel on a street.

Director: The Director of Community Development, or
designee.

Drive Aisle: A vehicular lane within a parking lot that provides access to the individual parking spaces.

3.3.A. Intent & Applicability

3.3.B. Definitions

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3.3 | Code Glossary (continued)
Midblock Paseo: A Paseo that bisects an urban block
connecting from one publicly accessible street to another.

Mini Park: A small, focused open space up to a quarter
(1/4) acre in size that accommodates informal seating
areas, playground equipment, informal athletic courts,
and/or water features.

Neighborhood Park: The largest public open space
type within a community, ranging in size from two (2)
to ten (10) acres in area, and used for informal and/
or structured recreation, including organized athletic
competition. Landscaping consists of paths, lawns, and
ample shade trees. Amenities include restroom buildings, community centers and gyms, athletic courts and fields, playground equipment, and water ponds and features.

Neighborhood parks are spatially defined by building
frontages, whether located adjacent to or across the street from the neighborhood park. Where buildings are not
present, neighborhood parks may be defined by trees and landscaping.

Outbuilding: A rear building on the same property but
separate from, and smaller in scale than the building
which contains the primary use of the site.

Oversized Partial Block: A partial block whose size will result in atypically large lots for development. See Partial Block.

Partial Block: An area of land that is either too small or is too constrained for the development of a complete block. Partial blocks that abut (constrained) by existing development should be platted to front onto a street and back up to adjacent neighboring developments. See Block and Constrained Site Edges.

Passage. An on-site pedestrian path. Similar to a Paseo, but may not go all the way through a block.

Paseo. A pedestrian path that provides a connection from one right of way or public open space to another. They
may be privately maintained or dedicated to the City.

Parking Court: A public space between buildings (or a
forecourt) designed to provide surface parking.

Parking Management Plan: An application package
that includes site plan(s) and table(s) that demonstrates compliance with the parking requirements of this code
and of Chapter 16, Article X, Division 4 of the OCC. Parking Management Plans shall be submitted, considered, and
either approved, approved with conditions, or denied
together with a SUP or DDRP.

Pergola. A wooden structure that is intended to either
provide a small area of shade or define an entrance into an on-site outdoor space, such as a front yard or parking lot.

Pier, Shopfront: The vertical elements on either side of a shopfront bay.

Place Types: A classification of urban environment
according to streetscape and building character with
attributes such as building placement, building height, building frontage, land use, density, and streetscape
design.

Plaza: An open space located at the intersection of
important streets that is available for civic and commercial activities such as farmers’ markets, music concerts, and art fairs. Ranging in size from one-half (1/2) acre to two (2) acres, a plaza is spatially defined by the buildings that front it and its landscape typically consists primarily of pavement and formally arranged shade trees. Amenities
can include fountains and food kiosks.

Primary Access: The principal or most-important means
of approaching and entering a building or property.

Primary Building: A building situated towards the
adjacent street or public open space that accommodates
the primary use of the site. This is distinguished from an outbuilding, which is ancillary in use and form, and sits near the rear of the site.

Primary entrances: Typically referring to front doors, and may include direct access into a ground floor residential unit or nonresidential space, into a common lobby, or into a zaguan that leads to a court.

Primary Frontage: The principal or most-important
building facade and associated private frontages of a
property that are located adjacent to and facing a Primary Street. Also see Frontage, Private.

Primary Street: The street where the highest level
of vehicular and/or pedestrian activity is anticipated, relative to the other streets immediately around it. It also generally is the street where the building’s primary address is assigned.

Privacy Windows: Windows which are either opaque and
unopenable or which begin at least 6 feet from the floor.

Public Open Space: Off-street outdoor space that is either owned by the City and intended for public use, or is on a private parcel, immediately adjacent to a right of way, and functions as a public space.

Public Realm: All publicly owned and publicly accessible streets, sidewalks, pathways, paseos, passages, alleys, open spaces (such as neighborhood parks, plazas, and
greens) and civic and public buildings (such as City Hall, public libraries, and neighborhood community centers).

The public realm is the space between privately owned
buildings and is where people travel from one place to
another and interact with one another.

Public Realm Extension: Privately-owned, semi-private,
common open space on a property that provides access
to residential units or commercial spaces from adjacent sidewalks. Examples of public realm extensions include
forecourts, internal courts, paseos, passages, and sideyards.

Publicly Accessible: Open spaces or streets that are open / available to the public. Whether publicly or privately owned, publicly accessible streets are generally available during all times, where as open space availability may be limited to certain times of the day.

Regulation Plan: A zoning map that shows the
zones, overlays, special districts, streets, and required intersections subject to regulation by the Design and
Development Standards in this chapter.

Retail Ready Unit: (Syn. Flex Unit) A Ground floor
residential or office unit with a shopfront frontage that is designed to be easily convertible to a retail/service use.

This entails high ceilings and an access design that does not preclude future commercial ADA compliance.

Rosewalk: A wide paseo with residential frontages on
either side.

Secondary Frontage: Only present on corner lots, this
frontage faces onto a Secondary Street.

Secondary Street: A street on which lower levels of
vehicular or pedestrian activity is anticipated, relative to the nearby Primary Street it connects to.

Shopfront: A ground-floor frontage assembly that
includes an arrangement of large transparent windows
and a conspicuous entrance that leads directly into the unit. Shopfronts are spatially defined on either side by vertical elements called piers.

Side, Lot Line: Any property line that is shared with a neighboring property when there is no public open space between the two.

Sideyard: The portion of a parcel extending from the
front property line to the rear property line of the parcel and between the side property line of the parcel and the closest side of the principal building. Sideyards may also be designed as public realm extensions that provide access from the sidewalk to residential or commercial units that face the sideyard.

Story height. The vertical distance from floor to ceiling.

For the topmost story, it is measured from the top of the floor finish to the bottom of the ceiling joists or, where there is not a ceiling, to the bottom of the roof rafters.

Street: A right of way that is defined in Section 2.9. Paseos, driveways, parking aisles, fire lanes, and alleys are not streets.

Street, Front: The side of the lot that is adjacent to a street. A property may have multiple fronts.

Street, Side: (Applicable only to corner lots). The side of the lot that is adjacent to a street or public open space that is not considered the front (see Street, Front).

Subarea Master Public Realm & Connectivity Plan
(SMPRCP): Per Section 3.2.E, the SMPRCP documents
how future connectivity, subdivision, block size and
configuration, and public realm requirements for the entire Subarea the applicant’s development site is within (per the requirements of Sections 3.6 & 3.7) will be accommodated by a proposed Master Planned Development.

Through lot: A lot which extends from one street frontage to another, across the entire span of the block.

Trellis: A wood or metal frame that supports thin overhead wooden or metal strips or latticework. Trellises provide shade and can support climbing plants. They may be freestanding or affixed to buildings over balconies, porches, window and door openings, pedestrian passages, or roof
decks.

Zaguan: A covered, outdoor passageway leading from
a building’s primary entrance to a central patio or court.

Zaguans may also connect internal courts. The Zaguan
(both the term and the type) originated in houses found in Mexico and the southwestern U.S.

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98 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 99

1. Intent
To implement the intentions of the General Plan for the 111 Corridor Specific Plan (111 CSP) area, three new regulatory Zones, two regulatory Overlays and 27 regulatory Subareas are established. Figure 3.4-1 provides a conceptual illustration of these new Regulatory Zones, Overlays and Subareas, applied onto a conceptual plan framework for the 111 CSP area based on the rules for applying them to properties within the 111 CSP area, as established herein.

3.4 | Regulating Zones, Overlays & Subareas

3.4.A. Introduction

3.4.B. Establishment & Application of Regulatory Zones, Overlays & Subareas

2. Applicability
The Regulatory Zones and Overlays established in this Section shall replace any and all current and prior zoning within the boundaries of the 111 CSP. The Regulatory Subareas established in this section are referenced in this an other Sections of this Code. Requirements for the application and mapping of these regulatory Zones, Overlays and Subareas within the 111 CSP are established herein. Specific requirements of each regulatory zone and overlay are provided in the remaining Sections of this Code, and apply to all parcels within the 111 CSP area.

1. Establishment of Regulatory Zones and
Overlays
The following Regulatory Zones and Overlays are established in this by this 111 CSP:

1. Master Planned Design (MPD) Overlay. See Section

3.4.C.1

2. Mixed Use Corridor (MUC) Zone. See Section 3.4.C.2

3. Neighborhood General (NG) Zone. See Section 3.4.C.3

4. Neighborhood Low (NL) Zone. See Section 3.4.C.4.

5. Mixed-Use Center (MU-CTR) Overlay. See Section

3.4.C.5

6. Workplace/Employment (W/E) Overlay. See Section

3.4.C.6
An overview of these zones and overlays is provided in Table 3.4- 1, and additional details for each is provided in the subsections to follow.

2. Establishment of Regulatory Subareas
Table 3.4-2 establishes 27 Regulatory Subareas within the 111 CSP based on parcel APNs, as mapped on Figure 3.4-1 - Regulating Plan. These Subareas are regulatory and are referenced in this and other sections of this code, and shall be applicable to any and all Standards referencing them.

3. Application of Regulatory Zones and Overlays
Because significant amounts of land within the 111 CSP area are currently vacant or underdeveloped and have not yet been organized into the connective network of blocks and streets prescribed by the General Plan, the regulatory zones and overlays established in this Section cannot in all cases, be practically assigned on a parcel-by-parcel basis until these large vacant and underdeveloped areas have first been subdivided into smaller blocks and parcels.

Accordingly, the Master Planned Design (MPD) Overlay is mapped in Figure 3.4-1 - Regulating Plan onto areas within the 111 CSP where subdivision is required prior to the application of new zoning, based on the subdivision and connectivity standards in Section 3.6 and based on the requirements of Master Planned Development Permit process described in Sections 3.2.D-E. Note:

All zoning and public rights-of-way shown on underlying on parcels within the MPD Overlay are conceptual, to be made regulatory through an approved Master Planned Development Permit. Specific requirements of the MPD Overlay are provided in Section 3.4.C.1 to follow.

Additionally, Sections 3.4.C.2 through 3.4.C.6 to follow, provide “Rules of Application” for each specified Zone or Overlay, which reference place-specific, and in some cases subarea-specific parameters and metrics for the mapping of the specified Zone or Overlay onto existing or newly formed parcels within the 111 CSP. Table 3.4-1 illustrates the conceptual application of new zones and overlays onto several large vacant and underdeveloped areas within the 111 CSP area based on the rules established in this Section.

MU-C Zone
NG Zone
NL Zone
MU-Ctr Overlay
Mixed-Use Corridor (MU-C)
Zone
(See 3.4.C.2)
Neighborhood General (NG)
Zone
(See 3.4.C.3)
Neighborhood Low (NL)
Zone
(See 3.4.C.4)
Mixed-Use Center (MU-Ctr)
Retail-Ready Overlay
(See 3.4.C.5)
Workplace / Employment
(W/E) Use Overlay
(See 3.4.C.6)
Master Planned Design
Overlay
(See 3.4.C.1)
Urban Character Most urban zone; active, urban
Corridor / District environment.

Lively, walkable urban neighborhoods
well connected to the amenity-rich
111-Corridor.

Least urban zone; provides transition
to existing / adjacent single-family
neighborhoods.

Reserves space(s) for active
neighborhood-serving commercial
uses at key nodes and centers.

Reserves space(s) for lively
employment-generating uses within
the East Corridor Subarea.

Properties within this overlay
must apply regulatory
zones and overlays per the
requirements of the Master
Planned Development Permit
Process - See Section 3.2.E
and Section 3.4.C.1.

Public Realm
Network
Complete public realm network made
up of compact blocks and a variety of
community open-spaces.

Complete and compact network of
tree-lined neighborhood streets and
a variety of neighborhood-serving
open-spaces
Walkable network of quiet,
neighborhood streets, paseos and
parks, greens and gathering spaces.

As determined by MU-C Zone As determined by underlying Zone Building Form &
Pattern
Strong urban buildings (4-6+ story)
with tall ground floors and active
ground-floor frontages built at or
close to the back of sidewalk.
“Neighborhood-Scale” buildings (up
to 4 stories) with active ground-floor
frontages, built near the back of
sidewalk or behind shallow yards.
“House-Scale” buildings (up to 2.5
stories) with welcoming frontages,
build behind shallow yards, and
compatible with adjacent single-family
neighborhoods.

Tall ground-floor spaces designed
for active commercial uses, but may
accommodate other uses in the nearterm.

As determined by underlying Zone
Primary Land Use(s)
Mixed-use and multifamily residential,
hotels and lodging, neighborhoodserving commercial, entertainment and employment-generating office.

Multifamily neighborhoods, with small
concentrations of neighborhoodserving commercial at key nodes/ activity centers.

Single family multifamily residential
only.

Prioritizes neighborhood-serving
ground-floor commercial at key
nodes/centers along the corridor.

Light-industrial / maker space,
creative office, auto-oriented uses;
Residential limited to work/live within
this overlay;
Location Required for Corridor-Adjacent Parcels Allowed wherever the MU-C and NL Zones are not required.

Required for Single-Family
Neighborhood Adjacent Parcels
Applicable to all full-movement
intersections along Highway 111 Applicable to Subarea 27 only Table 3.4-1 Regulating Zones at a Glance
Conceptual application of Regulatory Zones and Overlays onto vacant and underdeveloped land, and areas of anticipated redevelopment within the 111 CSP area, per the Rules of Application established in this Section.

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100 | HIGHWAY 111 CORRIDOR SPECIFIC PLAN 100 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 101 Figure 3.4-1 Regulating Plan
Legend (Figure 3.4-1 - Regulating Plan)
Subarea APN
1 600020022
600020021
600020023
600020007
600020016
600020006
2 600210001
600210002
3 600130009
600130010
600130021
600130006
4 600130011
600130022
5 600220023
600220022
600220021
600220004
600220005
600220006
6 600190002
600190001
600200001
600190007
Subarea APN
14 616120014
616120019
616120018
616120024
616120016
616101002
616051002
616051001
616051004
616120038
616101001
616101003
616120048
616051044
616120055
616120031
616051047
616120054
616120041
616120036
616120042
616120037
616062002
616062003
616062005
Subarea APN
6 600190004
600190003
600200003
600200005
600200004
600200007
600200006
600200008
600200002
600190005
600430007
600190008
600190009
600200012
600200010
600200014
600200013
600200009
7 600230003
600230002
600230009
600230001
600230004
600230005
Subarea APN
14 616062004
616061006
616061007
616061004
616061009
616061008
616061003
616061001
616061002
616061005
616061011
616061010
15 608230027
608230001
608230032
608230004
608230017
608230005
608231036
608230015
608230014
608230006
608230008
608230007
608230009
Subarea APN
7 600230006
600230007
600230008
600230011
600230012
8 600240001
600240002
600240017
600240013
600240021
600240016
600240005
600240020
600240010
9 616080003
616080002
616080036
616080006
616080001
616080004
616080037
616080038
616080042
Subarea APN
15 608230012
608230013
608230034
608230011
608230010
16 611420001
611420003
611110039
17 611420002
611110021
611110060
611110022
611110062
611110061
611110058
611110051
611110038
611110025
611110057
611110050
611110043
611110047
611110046
611110044
611110045
Subarea APN
10 616130034
616130035
11 616090009
616090004
616090008
12 616130003
616130008
616090005
616130005
616130004
616130006
616160020
616164059
616161001
616163036
616166069
616160039
616160036
616160037
616160038
13 616110006
616110007
616110005
616110008
Subarea APN
17 611110033
611110006
611110023
18 614020027
614020005
614020004
614020024
614020015
614030002
614020011
614020023
614020012
614020028
614020016
614020008
614020021
614020009
614020014
614020025
614020026
614020029
614100011
614090001
614101017
614101023
Subarea APN
13 616110003
616110004
616110002
616102003
616102004
616040001
616100008
616100010
616100009
616100015
616100013
616100011
616100012
616100006
616050006
616050005
616050001
616050002
616050003
616050004
616050007
616050008
616060003
616060006
616060002
Subarea APN
18 614101021
614101006
614101019
614101002
614101016
614101014
614101001
614100022
614101015
614100012
614100006
614100013
614101025
614100021
614101026
614100002
614101005
614101020
614101004
614101022
614101018
614100005
614101003
614101024
614090002
Master Planned Design Overlay1 (See 3.4.B.1)
Mixed-Use Corridor Zone (See 3.4.B.2)
Neighborhood General Zone (See 3.4.B.3)
Neighborhood Low Zone (See 3.4.B.4)
Public & Institutional2 (See UDC Chapter 2.05)
Mixed-Use Center Overlay (See 3.4.B.5)
Workplace Employment Overlay3 (See 3.4.B.6)
Table 3.4-2 Subareas by Parcel APN Table continued on next page >>>

3.4.B. Establishment & Application of Regulatory Zones, Overlays & Subareas (continued)
Subarea APN
18 614101028
614101007
614101027
614100023
614101030
614101032
614101033
614100003
614100008
614100009
614101008
614100020
614101037
614100024
614100018
614100007
614100019
614101012
614101010
614101039
614101013
614101011
614101036
614101035
614101031
Subarea APN
18 614101029
614101034
614100010
614101038
614100004
614101009
614100001
19 614031012
614031017
614031001
614031002
614031005
614031016
614031021
614031018
614031020
614031019
614031010
614031011
614091001
614091002
614091004
614091003
614091005
Subarea APN
20 611191001
611191019
611191003
611191025
611191020
611191026
611191021
611191022
611191010
611191004
611191023
611191011
611191012
611191015
611191013
611191018
611191017
611191014
611191016
611201002
611201005
611201003
611201006
611201004
The following general standards shall apply to the application of Regulatory Zones and Overlays within the 111 CSP Area:
a. The Master Planned Design (MPD) Overlay shall apply
as mapped in Figure 3.4-1. The MPD Overlay may be
mapped in additional areas, as described in Section

3.4.C.1.
b. For all parcels or areas within the Master Planned
Design Overlay, or requiring subdivision per the
requirements of Section 3.6.A.2, the MU-C, NG, and
NL Zones shall be applied only to newly formed
parcels defined through an approved Master Planned
Development Permit (See Section 3.2.E), as required by
the Specified Zone in Sections 3.4.C.2 through 3.4.C.6. c. For all parcels or areas outside of the Master Planned Design Overlay and not requiring subdivision per the
requirements of Section 3.6.A.2, the MU-C, NG, and NL
Zones shall be applied as mapped in Figure 3.4-1.
d. The MU-Ctr Overlay shall be applied to the
frontages of parcels where mapped in Figure 3.4-1,
per the Rules of Application described in Section

3.4.C.5.
e. The W/E Overlay shall be applied to all parcels
within Subarea 27, as mapped in Figure 3.4-1
f. Existing Public Facilities in Subareas 13, 15,
21, 22, 23 and 24 (Indio High School, Riverside
County facilities, shall remain zoned “Public and
Institutional (PI)” per the regulations of the Unified
Development Code (UDC) Chapter 2.05. At the
time of future redevelopment, if rezoning is
sought, these areas shall apply new zoning through
the Master Planned Development Permit process
described in Section 3.2.E.

Subarea APN
20 611192018
611192008
611192007
611192006
611192020
611192019
611192001
611192002
611192014
611192015
611192004
611192016
611192005
611192013
611192003
611192017
611192021
611192009
611192010
611192022
611192023
611192012
611192011
611192024
Subarea APN
20 611202015
611202009
611202004
611202013
611202003
611202001
21 614040006
614040005
22 614040002
23 614050061
614050058
614050060
614050059
614060030
24 612020001
612020002
612030003
612020007
612020003
612020010
612040005
612032001
612040004
612040008
Subarea APN
24 612040001
612040009
612040003
612031001
612031003
612031005
612031006
612031002
612031004
25 611362021
611362022
611362010
611362023
611362009
611362008
611362045
611362006
611362007
611362020
611362019
611362018
611362031
611362030
611362011
Notes:
[1] Underlying zoning shown in Figure 3.4-1 within the Master Planned Design Overlay is for illustrative purposes only. Actual Zones / Overlays shall be applied through Master Planned Development Permit Process, See Sections

3.2.5 (MPD Permit Process) & 3.6.B (Connectivity Standards). [2] All Development Regulations Provided by UDC Chapter 2.05. [3] W/E Overlay applies to all parcels in Subarea 27.
[4] Additional Full-Movement Intersections are required, per the requirements of Section 3.6.B.

Required Full-Movement Intersections4
(See Section 3.6.B and Figure 3.6-1)
AMENDED 11.20.2024

CHAPTER 3 | THE CODE
102 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 103

1. Intent & Physical Character
The MU-C Zone is intended to implement the vision for Highway 111 to evolve into a mixed-use central boulevard - characterized by strong urban buildings with active ground-floor uses and frontages that provide services and amenities to the adjacent neighborhoods, inject the corridor with daily human activity, and establish a clear and attractive identity for the corridor that is unique to the City of Indio.
“Limited Uses” in the MU-C Zone. Because such development patterns and intensities may not be supported by the
development market in the near term, the MU-C Zone also includes provisions and exceptions for “Limited Uses” - specifically non-residential uses that provide neighborhoodserving amenities and activities along the corridor, but in forms and patterns that are notably “less urban” than the desired long term outcomes that could become more feasible as the corridor evolves over time. Standards and exceptions for Limited Uses are provided in Section 3.14.

2. Rules of Application of the MU-C Zone
The MU-C Zone shall be applied to existing and newly formed parcels based on the following requirements:
a. The MU-C Zone shall be applied to all parcels within 150 feet of the public right-of-way boundaries of
Highway 111, except for parcels within Sub-Area 25.
b. The MU-C Zone may be applied to any parcels fully
contained within a 400 foot offset of the public rightof-way boundaries of Highway 111, except for parcels within Sub-Areas 20 and 25, where the MU-C Zone
shall be applied as mapped in Figure 3.4-1.
c. In Sub-Area 20, the MU-C Zone may be applied to any
parcel contained within a 300 foot offset of the public right-of-way boundaries of Highway 111.
d. In Sub-Area 25, the MU-C Zone shall be applied to all (and only those) parcels that share a boundary with
the public right-of way boundaries of Highway 111.
e. In Subareas 1, 17 and 18, the MU-C Zone may be
applied to any parcels fully contained within a 750
foot offset of the public right-of-way boundaries of
Highway 111.

3. MU-C Zone Transition Standards
In addition to the general zone transition requirements of Section 3.9.B.2, the following standards apply specifically to the MU-C Zone:
a. The MU-C Zone shall not be applied to any parcel
directly adjacent a parcel zoned NL, except for
Subareas 20 and 25 where the MU-C zone shall be
applied as mapped in Figure 3.4-1.
b. Transitions between the MU-C an NG Zones shall
require an alley, or public right-of-way between zones.

4. Additional Standards applicable to the MU-C
Zone
None.

The Mixed-Use Corridor Zone is designed to generate strong urban buildings that accommodate a variety of active uses along 111 Boulevard, contributing to a strong visual corridor identity.

3.4.C.2 | Mixed-Use Corridor (MU-C) Zone Summary

3.4.C.1 | Master Planned Design (MPD) Overlay

3.4.C. Regulatory Zones and Overlays: Summary, Rules of Application and General Standards
Table 3.4-2 Subareas by Parcel APN (continued from previous page) Subarea APN
25 611362015
611362025
611362016
611362014
611362046
611362024
611362038
611362047
611362029
611362028
611362017
611362049
611362048
611363007
611363006
611363008
611363005
611363004
611363039
611363009
Subarea APN
25 611363010
611363012
611363011
611363013
611363014
611363015
611363041
611363020
611363021
611363022
611363038
611363018
611363019
611363026
611363024
611363025
611363023
611363027
611363029
611363028
Subarea APN
25 611363031
611363040
611371030
611371029
611371031
611371003
611371001
611371002
611371008
611371006
611371005
611371004
611371007
611371011
611371026
611371028
611371027
611371016
611371017
611371018
Subarea APN
25 611371019
611371020
611371025
611371022
611371021
611371023
611372012
611372013
611372001
611372016
611372014
611372015
611372005
611372006
611372004
611372010
611372018
611372017
611373041
611373040
Subarea APN
25 611373035
611373036
611373031
26 611380022
611380013
611380014
27 612091002
612091008
612091003
612091009
612091005
612091004
612091010
612091007
612092002
612092001
612092005
612092006
612093003
612093002
Subarea APN
27 612093001
612093004
612093005
612093006
612100001
612100005
612100007
612100006
612100009
612100008
612100004
612110054
612101007
612101006
612101005
612110055
612120001
612120003
612120002

1. Intent & Applicability
The MPD Overlay defines specific parcels or areas within the 111 CSP area that due to their size and/or location, require an approved Master Planned Development Permit (See Section 3.2.E) to determine their subdivision and connectivity requirements prior to the application of zoning.

2. Rules of Application of the MPD Overlay
The MPD Overlay shall be applied based on the following standards:
a. The MPD Overlay shall apply to all parcels onto which the MPD Overlay is mapped in Figure 3.4-1.
b. Additional areas may be mapped with the MPD Overlay
at the discretion of the Director, for any proposed
development requiring subdivision, per the Standards
of Section 3.6.A.2.

Subsections 3.4.C.1 through 3.4.C.6, to follow, provide summaries of the intent and characteristics of each Regulatory Zone and Overlay, along with specific rules for applying these zones and overlays onto existing or newly formed parcels, standards for transitions between zones, and any additional requirements for each Zone/Overlay.

3. General Standards within the MPD Overlay
The following standards apply to all properties within an MPD Overlay:
a. All properties within a MPD Overlay shall be zoned
“Master Planned Design Overlay” until updated through
an approved Master Planned Development (MPD) Permit
as defined in Section 3.2.E. The following exception
applies:
• All parcels zoned Public & Institutional (PI) on Figure

3.4-1, shall retain their base zoning (PI) until
updated through an approved MPD Permit.
b. An approved MPD Permit shall modify, refine or replace the base zoning for parcels within the MPD Overlay,
based on the Rules of Application for the Regulatory
Zones and Overlays provided in Sections 3.4.C.2 through

3.4.C.6.

CHAPTER 3 | THE CODE
104 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 105

1. Intent & Physical Character
The NG Zone provides a lively neighborhood environment that offers a variety of housing types and choices within easy walking and biking distance from the numerous neighborhood-serving amenities along the corridor and other activity centers within the zone. Buildings in the NG zone range from neighborhoodscale / “house-form” types (a.k.a “Missing Middle Housing”), to more urban-scale / “block-form” multi-family and mixed-use types whose massing is articulated in increments compatible in size and scale. The NG Zone is organized around a wellconnected walkable network of tree-lined neighborhood avenues, streets and paseos, and is punctuated by a robust network of neighborhood parks, greens and community
gathering spaces.

2. Rules of Application of the NG Zone
The NG Zone shall be applied to existing and newly formed parcels based on the following requirements:
a. The NG Zone may be applied to any parcel within the
111 CSP area for which neither the MU-C zone nor the
NL zone is required. See Sections 3.4.B.1 & 3.4.B.3 for Rules of Application of the MU-C & NL Zones.
b. Within Subarea 25, the NG Zone shall be applied to all parcels for which the MU-C zone is not required. See
Section 3.4.B.1 for Rules of Application of the MU-C Zone

3. NG Zone Transition Standards
The following zone transition standards apply to the NG Zone:
a. Where adjacent the NL Zone the maximum height
for development in the NG Zone shall be limited to 3
stories within 75 feet of NL Zone.

4. Additional Standards applicable to the NG
Zone
None.

The Neighborhood General Zone is designed to generate new neighborhoods organized around a comfortable, walkable and connective public realm network providing residents convenient access to the activities and amenities along the 111 corridor.

3.4.C.3 | Neighborhood General (NG) Zone Summary

1. Intent & Physical Character
The NL Zone provides a transition in building scale and urban pattern from the more intense multifamily neighborhoods closer to the corridor, to adjacent single-family neighborhoods.

This zone is generally limited to 1 and 2-story housing types ranging from single-family detached homes up to single-family attached and small “house-form” multi-family housing types that are scaled and designed for compatibility with houses.

An interconnected network of pedestrian-oriented streets and neighborhood greens and pocket parks provide a comfortable, walkable public realm.

2. Rules of Application of the NL Zone
The NL Zone shall be applied to existing and newly formed parcels based on the following requirements:
a. The NL Zone shall be applied to all parcels within 150 feet of any parcel zoned SN-4 or SN-8 in the UDC and
whose current land use is single-family residential,
regardless of the depth of the parcel in question.

Parcel APNs: 616160036, 616160037, 616160038,
616160039 within Subarea 12 shall be exempt from
this requirement.
b. For all Subareas except Subareas 20 and 25, the NL
Zone shall not be applied to any parcel within 500
feet of the of the public right-of-way boundaries of
Highway 111, unless required to do so to satisfy the
requirements of Standard 2a. above.
c. Within Subarea 20, the NL Zone shall be applied to all parcels along King Street between Saidy Avenue and
Requa Avenue.

3. NL Zone Transition Standards
The following zone transition standards apply to the NG Zone:
a. Where adjacent to any parcel zoned SN-4 or SN-8
outside of the 111 CSP area, the maximum continuous
building length of any facade taller than 1-story and
facing the adjacent residential lot shall be limited to 50 feet, within 50 feet of the rear property line.

4. Additional Standards applicable to the NL
Zone
a. Maximum Lot Depth. Maximum depth for lots within
the NL zone shall be 150 feet.
b. Vehicular Access. Alleys shall be required for all lots narrower than 50 feet wide.

The Neighborhood Low Zone is designed to generate high-quality neighborhood fabric that provides an appropriate transition in scale and character to a number of existing single-family neighborhoods adjacent the 111 CSP boundaries.

3.4.C.4 | Neighborhood Low (NL) Zone Summary

CHAPTER 3 | THE CODE
106 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 107

1. Intent & Physical Character
The MU-Ctr Frontage Overlay reserves “retail-ready” groundfloor space(s) for active neighborhood-serving commercial uses at key nodes and centers along the corridor. Because the market may not be poised to deliverer as many of these uses in the near-term as would ultimately be desired/needed to support the new neighborhoods anticipated within the 111 CSP area - once significantly built-out - the MU-Ctr Overlay requires that a meaningful amount of ground floor space in these areas be designed and constructed as flexible commercial spaces that can be adapted to accommodate other market supported uses in the near-term, if necessary.

2. Rules of Application of the MU-Ctr Overlay
The MU-Ctr overlay shall be applied to the Frontages of parcels based on the following requirements:
a. For all intersections mapped “MU-Ctr Overlay” in
Figure 3.4-1, the MU-Ctr Overlay shall be applied to a
minimum of
200 feet of parcel frontage for each corner of the
intersection (extending across multiple parcels if
necessary) for a total of 800 lineal feet MU-Ctr overlay mapped per Intersection, and a minimum of 50 lineal
feet mapped on each street frontage. See Figure

3.4.C.5-2 for application examples.
b. For Subareas 17 and 18, a total of 800 lineal feet of MU-Ctr overlay shall be mapped onto parcel frontages
in each subarea (for a total of 1,600 lineal feet), with a minimum of 50 feet mapped on each street frontage
for all intersections on 111 Blvd.

3. Standards Regulated by the MU-Ctr Overlay
a. Allowed Land Uses. The MU-Ctr Overlay limits groundfloor use to those providing neighborhood and districtserving amenities, and those that generate human activity. See Section 3.5 .
b. Private Frontage Requirements. The MU-Ctr Overlay
requires ground floor Commercial or “Retail-Ready”
spaces and frontages wherever mapped. See Section

3.10.C - Frontages.

4. Additional Standards applicable to the MUCtr Overlay None.

The MU-Ctr Overlay reserves ground floor commercial and “retailready” space in Centers and Districts along the Corridor.

3.4.C.5 | Mixed-Use Center (MU-Ctr) Frontage Overlay Summary Figure 3.4.C.5-1 - MU-Ctr Overlay Application

1. Intent & Physical Character
The W/E Overlay is a use overlay specific to Subarea 27 of the 111 CSP. The intent of this overlay is to limit allowed uses to those envisioned by the General Plan Place Type W/EP , which covers this subarea.

2. Rules of Application of the MU-Ctr Overlay
The W/E overlay shall be applied to existing and newly formed parcels based on the following requirements:
a. The MU-Ctr Overlay shall be applied to all properties within Subarea 27.

3. Additional Standards applicable to the W/E
Overlay
a. The W/E Overlay shall modify the allowed land uses
of the underlying zone only, per the requirements of
Section 3.5. All other requirements of the underlying
zone to which the W/E Overlay is applied shall be
applicable.

The W/E Use Overlay limits uses in Subarea 27, preserving space for industrial and employment generating uses.

3.4.C.6 | Workplace Employment (W/E) Use Overlay Summary OVERLAY

OVERLAY

OVERLAY

OVERLAY

OVERLAY

OVERLAY

OVERLAY

OVERLAY
Example A: Required frontage prioritized along 111 Blvd Example B: Required frontage prioritized along Cross Street 111 Blvd
111 Blvd
Cross Street Cross Street

CHAPTER 3 | THE CODE
108 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 109

1. Intent & Applicability
This section identifies the allowed uses and corresponding permit requirements for each regulatory zone and overlay within the 111 CSP, subject to the applicable development standards, development standards, and all other applicable requirements of this Chapter, unless otherwise specified.

The intent of these use regulations is to enable the neighborhoods, districts, and centers within the 111 CSP to be activated and enlivened by a dynamic and diverse mix of compatible uses, provided in urban forms and patterns that promote pedestrian access, activity, and social interaction.

3.5 | Allowed Uses

3.5.A. Introduction

3.5.B. Allowed Uses & Permit Requirements

3.5.C. Supporting Findings for Approved Land Uses
Allowed uses by zone and corresponding requirements for entitlements are listed in Table 3.5-1. Generally, a use is either allowed by right, allowed by issuance of a permit, or not allowed.

In addition to the requirements for planning entitlements of this Code, other permits may be required prior to establishment of the use (e.g., building permit or permits required by other agencies).

The requirements for planning entitlements include:

1. Permitted (P). A land use shown with a “P” indicates that the land use is permitted by right in the designated zone or overlay, subject to compliance with all applicable standards of this Code as well State and Federal law.

2. Accessory Use (A). A land use shown with “A” indicate that the land use is permitted only as a secondary use
in conjunction with a primary use, subject to compliance with all applicable standards of this Code as well State and Federal law.

3. Administrative Use Permit (AUP) Required. A land use shown with “AUP” indicates that the land use is permitted in the designated zone or overlay upon issuance of an
administrative use permit from the designated approving authority, subject to compliance with all applicable
standards of this Code, as well as State and Federal law.

4. Conditional Use Permit (CUP) Required. A land use
shown with “CUP” indicates that the land use is permitted in the designated zone or overlay upon issuance of a
conditional use permit from the designated approving
authority, subject to compliance with all applicable
standards of this Code as well as State and Federal law.

5. Not Permitted (X). A land use shown with an “X” is not allowed in the applicable zone or overlay.

6. Temporary Uses (TUP). On occasion, property
will be used for an event, activity, or use on
a short-term basis. Such use is considered a
temporary use. A land use shown with “TUP”
indicates that the land use is permitted as a
temporary use in conjunction with the issuance
of a temporary use permit in accordance with
UDC Section 6.04.05 (Temporary Use Permits).

UDC Chapter 4.26 (Temporary Uses) provides the
regulations for these uses, including additional
development standards and time limits.

7. “Limited Uses” (LU). The 111 CSP includes
provisions for the limited approval of specific
near-term development patterns and land-uses
within the MU-C Zone that may not be entirely
consistent with the desired long-term outcomes
for the corridor, or with all standards of the
MUC-Zone. Accordingly, any land use shown
with a “LU” indicates that the land use is subject
to the additional requirements of Section 3.14,
and specific Limited Uses may require Council
Approval, as specified in Section 3.2.G.

It should be noted that because “Land Use” and “Urban
Form/Pattern”, though related, are unique topics, any
allowed land use could be considered “limited” based on the proposed urban form of the development it is intended to inhabit. Accordingly, a permitted land use in Table 3.5- 1 does not exempt the applicant from complying with
the requirements of other provisions of this Code, the
UDC, the Building Code, or other local, state, or federal requirements.

For consistency and ease of use, Table 3.5-1 has been
organized into the specific land uses and land use
categories provided in the Unified Development Code
(UDC). Accordingly, definitions of all uses and categories described herein, shall be as defined in Chapter 7.01 of the UDC. For any uses in the 111 CSP that are not defined in the UDC, the Director shall determine the correct
definition, giving deference to common usage. Uses that are not listed are not allowed unless the Director makes a similar use determination.

1. Required Findings for AUP & CUP Approvals
For all uses requiring Administrative (AUP) or Planning Commission (CUP) approval, a review shall be conducted with the purpose of determining that each such proposed use is, and will continue to be, compatible with surrounding, existing, or planned uses; and for the further purpose of establishing such special conditions as may be necessary to insure the harmonious integration and compatibility of such uses in the Downtown and with the surrounding area.

To support the review and approval of such use,s the following determinations shall be made and appropriate conditions applied to ensure:
a. That the proposed use will not become a public
nuisance, resulting in disturbances of the peace, illegal drug activity including sales or possession thereof,
public drunkenness, drinking in public, harassment
of passersby, gambling, prostitution, public urination, curfew violations, theft, assaults, batteries, acts of
vandalism, illegal parking, excessive littering, excessive noise (particularly between the hours of 11:00 p.m.
and 7:00 a.m.), noxious smells or fumes, lewd conduct,
or frequent police detention, citations or arrests, or
any other activity declared by the City to be a public
nuisance determined by California law to be public
nuisance.
i. That the proposed use will not generate noise, light, glare, dust, noxious odors or other similar adverse
effects on surrounding uses. For the purposes of
this requirement, “surrounding uses” shall include
occupants of neighboring buildings, occupants
of other floors within the same building, and
pedestrians passing along the sidewalk in front of the
subject property.
ii. By the design and construction of buildings and by
hours of operation of the subject use, noise that
would be disruptive to residents of dwellings beside
or above the proposed use shall not be permitted
between the hours of 11:00 P.M. and 7:00 A.M.
b. That the proposed use will not generate access and
parking requirements in excess of those provided for
Section 3.12.
c. That perceived privacy and/or security requirements
of the proposed use will not lead building users to
maintain rarely opened opaque window coverings on
street-facing windows, nor to routinely utilize rear or side entries rather than street-facing front doors as the primary means of access and egress to the building.
d. That the ground floor rooms adjacent to the street
frontage will be occupied during much of the day and
occupied and/or lighted during most evenings.
i. For all retail, restaurant and indoor recreational uses, display windows shall not “wall off” views into retail
interior spaces, and the interiors of dining rooms
and activity rooms shall be clearly visible to passing
pedestrians.
ii. For office uses, front rooms should include lobbies, waiting areas, and office spaces in which window
blinds are typically open.
iii. For residential uses, units should be configured such that public realm-facing rooms include living rooms
and dining rooms, and should not include bathrooms,
closets and other uninhabited spaces.

CHAPTER 3 | THE CODE
110 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 111 Table 3.5-1 Allowed Uses

USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
A. AGRICULTURE AND ANIMAL KEEPING USES
Agricultural Support, Sales, Service, and Storage X X X X AUP 1. See UDC Chapter 4.03 (Animal Keeping)

2. Only applicable for
Subareas 2 and 10
Aquaculture X X X X AUP
Animal Husbandry and Production X X X X X
Animal Raising and Keeping, Exotic X X X X X
Animal Raising and Keeping, Domestic Pets1 A A A A A
Animal Raising and Keeping, Horses X X X X X
Animal Raising and Keeping, Large Livestock X X X X X
Animal Raising and Keeping, Small Livestock, Poultry,
and Beekeeping

X X X X X
Backyard Breeding P P X X X
Community Garden AUP AUP X X AUP
Crop Production X X CUP2 X X
Greenhouse, Private A A CUP2 X AUP
Horticultural Production X X CUP2 X AUP
Kennels, Private/Hobby X X X X AUP
Private Garden A A A A A
Stable/Equestrian Facility, Commercial/Public X X X X X Stable/Equestrian Facility, Hobby/Private X X X X X
B. AUTOMOBILE AND VEHICLE USES - SEE ALSO “LIMITED USES” (SECTION 3.14) Auto and Vehicle Rental X X CUP,
LU3
CUP,
LU3
AUP 3. Subject to Limited
Use standards of
Section 3.14 (“See A.

Specific to Standalone
Commercial Uses”)

4. CUP shall be granted
by City Council
approval only - See
also Section 3.2.G
Auto and Vehicle Sales, New X X X X AUP
Auto and Vehicle Sales, Used X X X X AUP
Auto and Vehicle Sales and Rental, Large Vehicles
and Equipment

X X X X X
Auto and Vehicle Services and Repair – Major X X X X X
Auto and Vehicle Services and Repair – Minor X X X X AUP Auto and Vehicle Towing/Impounding X X X X X
Auto and Vehicle Washing and Detailing3,4 X X CUP4 /
LU3
X AUP
Auto and Vehicle Wrecking/Dismantling X X X X X
Fueling Stations3,4 X X CUP4 /
LU3
CUP4 /
LU3
AUP
Truck Stop/Fueling Station X X X X X

USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
C. CANNABIS RELATED USES4
Cannabis Cultivation, Commercial X X X X X 5. See also UDC Chapter

4.06 (Cannabis
Activity) Cannabis Cultivation, Personal P P P X P
Cannabis Logistics, Distribution, and Transportation
Facility

X X X X X
Cannabis Manufacturing X X X X X
Cannabis Retailer, Microbusiness, or Dispensary X X P P X Cannabis Testing Laboratory X X X X X
D. EATING AND DRINKING ESTABLISHMENTS / ENTERTAINMENT USES Bar/Nightclub/Lounge X X AUP P AUP 6. See also UDC Chapter

4.26 (Temporary Uses)

7. Subject to Limited Use
standards of Section

3.14 (“See C. Specific
to Freestanding
Commercial and
Drive-Throughs”)

8. CUP shall be granted
by City Council
approval only - See
also Section 3.2.G
Brewpub/Taproom/Wine Bar/Microdistillery X X AUP P AUP
Cinema/Theater/Performing Arts Center X X AUP P AUP
Live Entertainment as Accessory Use, Indoors (Accessory) X A A A A Live Entertainment as Accessory Use, Outdoors
(Accessory)
X A,
AUP,
TUP6
A,
AUP,
TUP6
A, TUP6 A, TUP6
Outdoor Dining (Accessory) X A A A A
Outdoor Entertainment X X AUP AUP AUP
Restaurant, Dine-In and Take-Out X AUP P P P
Drive -Through Uses (all)7,8 X CUP8
/ LU7
CUP8 /
LU7
CUP8 /
LU7
CUP8 /
LU7
E. INDUSTRIAL AND MANUFACTURING USES
Artisan Manufacturing/Makers Space X X AUP,
LU9
AUP,
LU9
P 9. Subject to Limited
Use standards of
Section 3.14 (“See D.

Specific to Office/Light
Industrial”)

Brewery/Distillery/Winery - without tasting room or
> 10,000 sf

X X X X AUP
Brewery/Distillery/Winery - with tasting room and
<10,000 sf

X X AUP,
LU9
AUP,
LU9
P
Construction and Materials Yards X X X X AUP
Food or Beverage Manufacturing X X X X AUP
Hazardous Materials/Wholesale Fuel Storage and
Distribution

X X X X X
Indoor Warehousing, Storage, Wholesaling, and
Distribution

X X X X AUP
Manufacturing/Processing, Heavy X X X X X
Manufacturing/Processing, Light X X X X AUP
Mining/Resource Extraction X X X X X
Outdoor Storage (Primary Use) X X X X AUP
Outdoor Storage (Accessory) X X X X A
Salvage and Wrecking Yards X X X X X
* MU-Ctr Overlay applies to ground-floor frontages and uses only; * MU-Ctr Overlay applies to ground-floor frontages and uses only; ** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).
** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).

Table continued on next page >>>

CHAPTER 3 | THE CODE
112 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 113

USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
E. LODGING
Bed and Breakfast X AUP X X X 10. Subject to Limited
Use standards
of Section 3.14
(“See C. Specific
to Freestanding
Commercial and
Drive-Throughs”)
Lodging - Extended Stay X X AUP X AUP
Lodging - Hotels X CUP P P AUP
Lodging - Motels X CUP,
LU10
AUP,
LU10
AUP,
LU10
AUP
Lodging - Timeshares X X X X X
F. RECREATION, EDUCATION, AND PUBLIC ASSEMBLY USES
Campground, Temporary X X X X X General to all Uses in
this Category:

Subject to Limited Use
standards of Section

3.14 (“See C. Specific
to Freestanding
Commercial and DriveThroughs”; D. Specific
to Light Industrial and
Office”)

11. See also UDC
Chapter 4.08 (Day
Care Centers)
Cemeteries, Crematories, or Mausoleums X X X X X
Civic/Government CUP AUP AUP X AUP
College/University X CUP CUP X CUP
Commercial Recreation and Sports, Indoor X X AUP,
LU
X P
Commercial Recreation and Sports, Outdoor X X X X AUP
Community Assembly, Up to 5,000 sf (gross sf) CUP P P AUP P Community Assembly, > 5000 sf - 12,000 sf (gross sf) X AUP AUP AUP AUP Community Assembly, >12,000 sf (gross sf) X CUP CUP X CUP Cultural Institutions AUP AUP AUP AUP P
Day Care Centers11 X P P X P
Instructional Services, <= 5000 sf AUP AUP P AUP P
Instructional Services, > 5000 sf X X AUP X P
Open Space, Natural P P P X P
Parks and Recreation Facilities P P P X P
Public Service Facility AUP AUP AUP AUP P
Recreational Vehicle (RV) Park X X X X X
Schools, Public or Private (TK-12) CUP CUP CUP X CUP
Social Service Facilities X X CUP X AUP
Tutoring Facilities AUP AUP P AUP P
Vocational/Trade School X CUP CUP X AUP
G. RESIDENTIAL & LODGING
Accessory Dwelling Unit (ADU) and Jr ADU12 A A A X X 12. See also UDC Chapter 4.02 (ADUs
and Jr ADUs)

13. See also UDC
Chapter 4.08 (Child
Day Care in a Home
(Small and Large)

14. See also UDC
Chapter 4.13
(Emergency Shelters)
Caretaker’s Unit X X X X A
Child Day Care in a Home, Large13 AUP AUP AUP X X
Child Day Care in a Home, Small14 P P P X X
Cottage Industry X A,
AUP

A, AUP X X
Emergency Shelter X X X X P
Group Residential Home X CUP CUP X AUP

USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
Home Occupation15 A A A X A 15. See also UDC
Chapter 4.14 (Home
Occupations)

16. See also UDC
Chapter 4.10
(Cottage Food
Operations)

17. See also UDC
Chapter 4.15 (Live
Work)
198. Standards of UDC
Chapter 2.03.05 shall
apply to all “HouseForm” residential
development as
defined in Section

3.3 Glossary.

19. Ground-floor
residential use in
MU-CTR Overlay
allowed only via
“Retail/Housing Flex”
Private Frontage
Type - per the
requirements of
Section 3.10.C.4.b
Cottage Food Operation16 A,
AUP
A,
AUP

A, AUP X A, AUP
Live/Work17 AUP P P AUP17 AUP
Manufactured/Mobile Home Park X X X X X
Residential Care Facilities, Large CUP CUP CUP X X
Residential Care Facilities, Small P P P X X
Residential Dwelling, Single-Family Detached18 P P CUP X X Residential Dwelling, Single-Family Attached P P X X X
Residential Dwelling, Duplex, Triplex, Quadplex18 P P X X X Residential Dwelling, Multifamily ≥ 5 Units P P P AUP19 X Residential Dwelling, Mobile Home X X X X X
Residential Dwelling, Manufactured/Modular/
Prefabricated

CUP CUP CUP X CUP
Single-Room Occupancy X CUP CUP X CUP
Supportive Housing X CUP CUP X CUP
Transitional Housing X X X X CUP

RETAIL, SERVICE, AND OFFICE USES
Adult-Oriented Business20 X X X X X 20. See also UDC
Chapter 4.02 (AdultOriented Businesses)

21. See also UDC
Chapter 4.05 (Bail
Bonds)

22. Does not include
Drive-Through
institutions. DriveThrough financial
institutions, are
covered under “Drive
Throughs (All Uses)”
in Use Category D
above.

23. See also UDC
Chapter 4.07 (CheckCashing Businesses)
Alcohol Sales, Off-Sale X CUP CUP CUP CUP
Animal Sales and Services X X P AUP P
ATM (Accessory Use) X X A A A
Bail Bonds21 X X X X CUP
Banks, Financial, and Savings & Loan Institutions22 X X P AUP P Building Materials Sales and Services X X X X P
Business to Business Support Services X X X X P
Check-Cashing Businesses23 X X CUP X CUP
Convenience Market X AUP AUP,
LU

AUP, LU AUP
Food Preparation, Commercial X X P AUP P
Fortunetelling, Palm and Card Reading X X P AUP P
Funeral Homes and Mortuaries X X AUP X P
General Retail ≤ 5,000 sf X AUP P P P
General Retail 5,000 sf - 25,000 X X P AUP P
General Retail/Superstore > 25,000 X X CUP,
LU

CUP, LU X
Table 3.5-1 Allowed Uses (Continued) Table continued on next page >>> * MU-Ctr Overlay applies to ground-floor frontages and uses only; ** W/E Overlay applies to Subarea 27 only, and overrides allowed * MU-Ctr Overlay applies to ground-floor frontages and uses only; uses for the underlying zone(s).
** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).

CHAPTER 3 | THE CODE
114 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 115

USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
Grocery Store X AUP P P P 24. See also UDC
Chapter 4.20
(Pawnshops)

25. See also UDC
Chapter 4.23 (Smoke
Shops)

26. See also UDC
Chapter 4.26
(Temporary Uses)

27. See also UDC
Chapter 4.24 (Tattoo
/ Body Art / Piercing
Establishment)

28. See also UDC
Chapter 4.22 (Resale
/ Consignment)
Hospital X X CUP CUP CUP
Kennels/Boarding, Commercial X X AUP X AUP
Kiosk/Outdoor Vending X X A A A
Laundromat X AUP AUP AUP, LU P
Massage Establishment, Accessory Use X X A A A
Medical Services, Extended Care X X CUP X AUP
Medical Services, Medical/Dental/Holistic/Clinic X X P AUP P Medical Services, Urgent Care X X P AUP, LU P
Mini-Storage Warehousing or Facility X X X X CUP
Neighborhood Market X AUP P P P
Nursery/Garden Center X AUP AUP X P
Offices, Processing X X X X P
Offices, Professional/Administrative X AUP P AUP P
Offices, Service X AUP P AUP P
Outdoor Display (Accessory) X A A A A
Pawnshop24 X X CUP CUP CUP
Personal Services X X P P P
Research and Development X X CUP X P
Smoke Shops25 X AUP CUP CUP P
Smoking Lounge X AUP AUP AUP P
Swap Meet, Outdoor (Temporary)26 X TUP TUP TUP TUP
Tattoo/Body Art/Piercing27 X AUP AUP AUP P
Resale/Consignment/Thrift Shop28 X AUP AUP AUP P
Veterinary Hospitals X AUP AUP X P

UTILITY, TRANSPORTATION, AND COMMUNICATION
USES
Airports and Heliports X X X X X 29. See also UDC
Chapter 4.25
(Telecommunications
/ Wireless Facilities)
Communications, Facilities within Buildings X X X X P
Communications,Telecommunications/Large
Commercial Antennas

X X X X AUP/CUP
Communications, Telecommunications/Small Wireless
Facilities29

X AUP AUP X P
Freight/Trucking Facility X X X X AUP
Light Fleet-Based Services X X X X P
Mobile Recycling Unit A,
AUP
A,
AUP

A, AUP A, AUP A, AUP

USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
Parking, Structured (above ground)30 X A,
AUP
A, AUP A, AUP A, AUP 30. Subject to the
requirements of
Section 3.12 -
Parking

31. Bus stops are
allowed in all Zones
and Overlays

Parking, Subterranean30 A,
AUP
A,
AUP

A, AUP A, AUP A, AUP
Parking, Surface Lot30 A,
AUP
A,
AUP

A, AUP A, AUP A, AUP
Passenger Transportation Facilities31 X X CUP,
LU

CUP, LU CUP
Public Utilities, Major X X X X AUP
Public Utilities, Minor AUP AUP AUP X P
Renewable Energy System (Primary Use) X X X X A
Renewable Energy System, Building-Mounted (Accessory) A A A X A Renewable Energy System, Stand-Alone or Ground
Mounted (Accessory)
A,
CUP
A,
CUP

A, CUP X A
Recycling Collection and/or Processing Facility X X X X AUP Reverse Vending Machine (Accessory) X X A A A
Utility Yard X X X X AUP
Table 3.5-1 Allowed Uses (Continued)
* MU-Ctr Overlay applies to ground-floor frontages and uses only; * MU-Ctr Overlay applies to ground-floor frontages and uses only; ** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).
** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).

CHAPTER 3 | THE CODE
116 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 117

3.6.A. Introduction

1. Intent. As described in Chapters 3 and 4 of the General Plan, a complete network of complete streets will provide the multi-modal circulation network and public realm
framework for all future development within the Highway 111 Corridor. With the exception of Riverside County-owned Public Facilities to the south of Downtown, all Place Types within the Corridor require that new development occur
within blocks with perimeters not exceeding 1,600 feet—or 2,200 feet with a Midblock Paseo. Furthermore, the General Plan requires that the street networks that form those
blocks provide regular, closely spaced intersections—at significantly higher densities (intersections per square mile) than the conventional suburban development patterns
of the region. In order to implement these General Plan requirements, this Section establishes Block Standards
(Section 3.6.C) and requires specific connections which create links through and between Subareas (Section 3.6.B).

The current circulation and public realm network within and around the Plan Area is not connective or complete and
does support or encourage pedestrian activity. Designed primarily to accommodate the automobile, it features wide streets, narrow sidewalks with little landscaping, large blocks, and large parking lots. In order to systematically complete the required street network, the standards of this section are organized to ensure that each new development project—whether large or small—makes its contribution to a complete public realm network and pattern of publicly accessible and walkable blocks.

2. Applicability. The standards of this section shall apply to any parcel within the Master Planned Design Overlay
in Figure 3.4-1, or for any proposed development greater than 4 acres in size. No new subdivision, building, street or other improvement shall be approved on such a parcel without a Planning Review (PR) Permit and an approved
Master Planned Development (MPD) Permit, based on
a determination of consistency with these standards.

Sections 3.2.D-E provide a full description of the application and approval process and required submittal materials.

Additionally, the standards of this section shall apply under the following conditions:
a. Required Connectivity. The standards of Section 3.6.B are applicable to any new development site within a
Subarea in which new connectivity is shown in Figure

3.6-1. The applicant shall show in a site plan that the connectivity requirements shown in Figure 3.6-1 and
described in Table 3.6-2 are being met.
i. Exception. For sites within a Subarea for which a
Subarea Master Public Realm & Connectivity Plan
(SMPRCP) has previously approved, a new SMPRCP
shall not be required if the Director makes the finding that the proposed project is consistent with that
previously approved SMPRCP.
b. Exception. Adaptive Reuse of existing structures is
permitted, subject to the standards of Section 3.14.E,
even if the existing structure is impeding a future
connection required in Section 3.6.C. The segment
of the required connection which is blocked by the
existing structure does not need to be implemented
unless and until the site the existing structure is
partially or fully demolished.
c. Maximum Block Size. The standards of Section 3.6.C
are applicable to any new development site which is
larger than the allowable block size parameters (See
Table 3.6-3).
d. Required Public Open Space. All new development
must provide usable public open space as defined and
regulated in Section 3.7.D.

3.6 | Subdivision, Connectivity, & Public
Realm Completion
New connections will form a multi-modal, connected public realm network, per the vision articulated in Chapter 2. Many new connections will require collaboration between the City, developers, and adjacent property owners.

Full-movement, signalized intersections on the Boulevard and major arterials make the multimodal mobility network more efficient and easy to navigate. In particular, they make it possible for pedestrians to cross busy streets.

Sites which are larger than the size of a block must be broken into multiple blocks. Blocks are defined by the publicly-accessible streets, paseos, and open spaces of the public realm.

There are many types of connections with comprise the public realm network. In some cases, pedestrian routes can serve as dynamic open spaces while also providing through-connectivity.

Blvd 111

CHAPTER 3 | THE CODE
118 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 119 The Role of
Connections and Open Spaces
Different types of connections and open spaces play
a wide range of roles in the public, semi-public, and
private realms. Some spaces comprise the public
realm network, while others simply provide access
to buildings or private outdoor space for units. This
spread lays out the spectrum of types at a glance and
identifies what role they play in the built environment, as summarized below:
• Allowed Connection Types. Allowed
connection types, such as streets and Midblock
Paseos, comprise the public realm network and are
used to meet the connectivity standards of Section

3.6.B. Multimodal streets are intended to be the
most common connection type.
• Defines a Block & Requires Frontage.

Streets and other types which define a block may
be used to meet the block standards of Section

3.6.C. All types which define a block are required
to be lined by proper frontage per Section 3.10.
• May Provide a Building’s Primary
Access. All public realm types, other than alleys,
are permitted to provide a building’s primary
access. Semi-public realm types, serving as public
realm extensions (See Section 3.8.B.2), may also
provide a building’s primary access. See Section 3.8
for Building Placement & Access and Section 3.10
for Frontage standards and guidelines. Any other
type shall not provide a building’s primary access.
• Counts toward Open Space
Requirement. Types such as Plazas and Parks
serve as public outdoor rooms and count toward
the public open space requirements of Section

3.7.D.

The Categories and Types of
Connections and Open Spaces
The Public, Semi-Public, and Private Realms serve different roles in the built environment:
• Public Realm. “Public” means those spaces and
connections which are publicly accessible—providing public right-of-way—regardless of ownership.
• Public Connection. These type form the connective
network of the public realm, linking all parts of the
city. While a close and alley are public connections,
they are not ‘Allowed Connection Types’ which meet
the standards of Section 3.7.B.
• Public Open Space. Public open spaces are the
outdoor rooms of the community. Plazas, squares, and
parks serve many roles, such as providing gathering
space and defining the edges of blocks.
• Semi-Public Realm. The semi-public realm comprises
spaces that are shared between multiple buildings or multiple building tenants, but that are not fully open to the public.

They may have access controlled physically with gates or doors, or they may simply suggest that access is controlled through visual queues. They may have access limited at all times or only certain times of the day.
• Shared Private Connection. Shared private
connections provide access into the block, to or
between courts or other private spaces, or even
through a block but with limited or no public access.
• Shared Private Open Space. Shared private open
space can serve as an amenity to building tenants and
can provide frontage and access to buildings.
• Private Realm. The private realm does not provide public access.
• Private Open Space. Private open space serves
as an amenity to tenants of individual units and is
inaccessible to the public; it does not count towards
the public open space requirement.

3. Types of connections and open spaces. The types of connections and open spaces which comprise the public realm are best understood in relation to the whole range of public, semi-public, and private connections and open spaces.

This range is displayed in Table 3.6–1, and a brief overview is provided below. These types will be referenced and further regulated throughout the remainder of this Code.

Role of Each Type
Allowed
Connection
Type
Defines
a Block &
Requires
Frontage
May
Provide a
Building’s
Primary
Access
Counts
towards
Public Open
Space Req.

Optional
Private
Amenity
Public Realm
Public
Connection
Section 3.7
Street1 X X X
Close X
Carless Street X2 X X
Midblock Paseo X2 3 X
Alley 4
Public
Open Space
Section 3.7
Plaza / Green X2 X X X
Park X2 X X X
Mini Park X2 X X X
Semi-Public Realm
Shared Private
Connection
Section 3.14
Passage X
Any secured version of
the Public Connections
listed above
X
(except alleys)
Shared Private
Open Space
Section 3.14
Forecourt5 X X
Internal Court X X
Terrace X
Any secured version of
the Public Open Spaces
listed above
X X
Private
Realm
Private
Open Space
Section 3.14
Internal Court X
Roof Deck/Terrace X
Front, Side, or Rear Yard X
Balcony X
Table 3.6-1:

Connection Types and Open Space Types

1. Including public Avenues (Section 3.7.B.4.a), Neighborhood Streets (3.7.B.4.c), and existing streets.

2. These connection types may satisfy the requirements of Section 3.6.B only under specific circumstances (See Section 3.6.B.1)

3. Midblock Paseos are connections through a block, but they do not define the perimeter of blocks (See Section 3.6.C).

4. Alleys supplement the connective network, but they do not satisfy the connectivity requirements of Section 3.6.B.

5. A forecourt, if designed per Section 3.13.G.b, and per Section 3.12.D.3.a, may also function as a parking court.

120 | INDIO 111 CORRIDOR SPECIFIC PLAN

3.6.B. Connectivity Standards
All new development will create or support the connections diagrammed above and described in Table 3.6-2 which appear in their Subarea (see Figure 3.6-2 below).

1. Completing the Network. Per Section 3.6.A.2.a,
all new development must complete and/or support—
and in no way impede—the required connections and
intersections which appear in their Subarea. Subareas
are mapped in Figure 3.4–3. This shall be demonstrated
on the Subarea Master Public Realm & Connectivity Plan
(See Section 3.2.E: Development Review & Permitting).

The connections and intersections diagrammed have the
following requirements:
a. Existing Streets. Existing public streets shall remain.

When existing streets are improved, they shall be
improved per Section 3.7. New development shall line
and front existing streets per the building placement
standards of Section 3.8 and the frontage standards of
Section 3.10.
b. Required Connections. These connections form links
through and between Subareas. They are required
to be multi-modal streets with vehicular access. They
shall be designed as Avenues (per Section 3.7.B.4.a) or Neighborhood Streets (per Section 3.7.B.4.c).
i. The placement and configuration of Required
Subarea Connections is flexible, but they shall
connect between the destinations diagrammed in
Figure 3.6-1 and described in Table 3.6-2.
ii. Exception. A Priority Subarea Connection may be
a carless street (Section 3.7.B.4.e), paseo (Section

3.7.B.4.f), or a through-connecting open space (plaza/
green, neighborhood park, or mini park designed per
Section 3.7.D) if the Director determines that it will
not be possible for the connection to continue onto
adjacent property(ies) as a vehicular connection. See
Section 3.6.C for standards related to defining blocks
with non-vehicular connections.
c. Required Full-Movement Intersections. New
full-movement intersections shall be provided at all
intersections between Blvd 111 and arterials. They shall also be provided at locations between these arterials as illustrated in Figure 3.6-1 and described in Table 3.6-2, although these intersections have flexible locations.

These full-movement shall be signalized—subject to
the discretion of the City Engineer—to facilitate multimodal movement through and between subareas. d. Recommended Connections are included as
suggested ways to meet the Block Standards of Section

3.6.C, but their quantity and placement is flexible.

Recommendations for how some of these connections
can be implemented are included in Table 3.6-2. In
many cases, the creation of properly-sized blocks will
require more connections than those diagrammed.
i. Per § 3.6.C.2.a.i, these block-defining connections may be a Street, Carless Street, Plaza/Green, Neighborhood
Park, or Mini Park, provided that no block is bound on
more than one side by a carless connection or open
space.
e. Example Frontage lanes. A frontage lane is a useful
tool for providing parking and frontage along a major
corridor or arterial. These corridors are diagrammed
as examples, but they shall be used as appropriate per
Section 3.7.B.4.b.
f. Other Intersections and Links to Existing Streets.

These intersections, where future streets intersect
existing streets, will be necessary to be meet the block size standards and General Plan requirement of one
street intersection per 4 acres of development. They
require intersection controls as defined by the City
Engineer and may be full-movement or right-in/rightout per the discretion of the City Engineer. g. Potential Connections to Surrounding
Neighborhoods. These connections are necessary
to satisfy the block standards of Section 3.6.C and
enhance connectivity within the Plan Area as well as
increase connectivity from surrounding neighborhoods
to Blvd 111.

Figure 3.6-1: Conceptual Connectivity Diagram An applicant shall submit a Subarea Master Public Realm & Connectivity Plan (See Section 3.2.4) demonstrating that the proposed development meets the connectivity requirements described below, listed in Table 3.6-2, and conceptually illustrated in Figure 3.6-1.

This section (3.6.B) requires specific “Required Connections” (Section 3.6.B.1.b) which create links through and between Subareas.

Section 3.6.C establishes Block Standards which implement the remainder of the connective network. Certain “Recommended Connections” (Section 3.6.B.1.c) are included in Figure 3.6-1 and Table 3.6-2 as suggested ways to meet the Block Standards. See Chapter 4, Section 4.4: Public Realm Funding and Phasing regarding the coordination and funding of this network.

2. Other Requirements
a. Types which satisfy the connectivity requirements of this section shall be public.
i. “Public” means those spaces and connections which are publicly accessible—providing public right-of-way—at all times, regardless of whether they are publicly or privately owned.
b. Vehicular driveways, parking lots, and alleys are intended for vehicular access but not active mobility modes. Accordingly, when designed in accordance with the standards of this Plan they may provide access within blocks, but they shall not be interpreted to define any block perimeter for the purposes of this section.
c. Public ways should be calibrated to the context. For example, some connections, such as those to future CV Link Community Connectors, should exclude private automobile traffic.
d. Wherever practical, new streets should be aligned with existing parcel lines, such that they provide access to both properties and require only a half right-of-way from each property owner.

3. Connection Stubs
a. In many cases, applicants within a largely undeveloped Subarea will be required to provide one or more connections to an adjacent property which has not yet been developed or redeveloped under this Specific Plan. In such cases, the applicant shall “stub out” a street connection, which on an interim basis will be a dead end. When the adjoining property owner develops or redevelops that property, their circulation plan shall connect to and extend that stub so as to contribute to the completion of the network illustrated in Figure 3.6.1.

A notation on required site plans (see Section 3.2) shall note that connection points are to connect with future allowed connection types.
b. When any property abutting such a stub street is developed, it shall connect, in a manner to be approved by the City, to any stub created by previous developers in collaboration with the City. See the Implementation Chapter for more detail.
c. Such stubs should be designed in a way that is functional and attractive in the near term—that is, in the time before future development completes the connection. Closes,
carless streets, and open spaces serve this purpose
particularly well. Leaving a dead-end street requires careful planning to ensure that cars are able to turn around or exit at the dead end without the use of a cul-de-sac.
d. Where an applicant’s site abuts an existing parking lot, a connection may be made to an existing drive lane
within that parking lot. When the abutting property is
redeveloped, that drive lane shall be improved as an
allowed connection type per the standards of this section and Section 3.7.

Legend
Required, fixed location Existing Streets
Required, flexible location
Required Connections
Required Full-Movement Intersections
(location not flexible where existing)
Illustrative, as required
per the Block Standards of
§ 3.6 and the remainder of
this Code
Recommended Connections
Example Frontage Lanes
Other Intersection and Links to Existing Streets
Potential Connections to Surrounding Neighborhoods
Potential, as feasible Potential pedestrian and bike “Community Connector” to CV Link:
per the 2016 CV Link Conceptual Master Plan, pages 114-117 Blvd 111
Jefferson StShields RdYoungs LnYoungs LnMonroe StArabia St Requa Ave
Oasis StJackson StCalhoun St
Indio Blvd
Dr Carreon Blvd
Clinton St
Madison St

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Subarea Required & Recommended Connections
1 A2
A new connection from Blvd 111, through the site, to the vehicular access at the east edge of the shopping center to the west (which currently includes Costco) is recommended. The west end of this connection is encouraged to align with an east-west drive aisle in the shopping center to form a new 4-way intersection.

B Pedestrian and bike connections from new development to the canal easement, in order to connect to the future CV Link extension, are recommended.

C A new connection from Jefferson St, into the site, and back out to Anna Rosa St to form a loop around 1 block, is recommended.

D A connection from the recommended Connection 1C2 to Anna Rosa Street is recommended. It is recommended that this connection align with Sumac St to form a 3-way intersection. 2 A No new connections are recommended for Subarea 2.
3 A1 The existing north-south entry drive shall be fronted and improved as a street. Its intersection with Blvd 111 shall remain as full-movement intersection.

B A connection to the canal easement, in order to connect to the future CV Link extension, is recommended.

C A connection eastward to new development in Subarea 4 is recommended. 4 A A least two connections from Blvd 111 to Paseo Encanto, spaced to form new blocks between them, are recommended.

B
A new connection from Jackalope Trail—the entry drive located approximately 910’ west of Shields Rd—into the Subarea the depth of a block, and east to Shields Rd and ultimately to Subarea 6, is required. Its intersection with Shields Rd shall be a full-movement, signalized intersection.

C The intersection of Jackalope Trail with Blvd 111 shall remain a full-movement, signalized intersection. 5 A Shields Rd shall be improved as a public street following its current alignment (see Section 3.7 for standards and guidelines for improving existing streets).

B
A connection from Blvd 111, at least 850’ o.c.3 from Shields Dr, southward into Subarea 5 for the depth of a block, and then eastward to Shields Rd is required. This connection’s intersections with Blvd 111 and with Shields Rd shall both be full-movement, signalized intersections.

C At least one additional north-south connection from Blvd 111 to Connection 5B (in addition to Connection 5B) is recommended.

D
At least one connection from Connection 5B to Bunker lane to the south is recommended. Any such connections could simply be pedestrian and bike passages or small open spaces which allow access from the neighborhood to the south to new development along Boulevard 111. It is recommended that one such connection align with Spike Ln.
6 A A connection from Shields Rd, within 450’ o.c. of Jasmine Ln, into the site for the width of at least 1 block, and then southward to Blvd 111, is recommended.

B
A connection from Shields Rd, at least 1 block from Blvd 111, eastward to Riverdale Ln, is required. Its intersection with Shields Rd shall be a full-movement, signalized intersection, connecting to Connection 4B. Its intersection with Riverdale Lane shall be a full-movement intersection.

C At least one connection from Connection 5B to Blvd 111 is required. Its intersection with Blvd 111 shall be a full-movement, signalized intersection.

D A connection from Riverdale Ln to Madison St is recommended.

E Multiple additional connections in Subarea 6 will be necessary to meet the block standards of Section 3.6.C.

F
Subarea 6 will likely feature an oversized partial block lining its constrained site edges to the north. The size of this block should be limited to allow all primary buildings within it to front a street or allowed public realm extension (See Sections 3.6.C.3 and 3.8). Buildings within the oversized partial block should back up to (rather than front) development to the north.
7 A As stated in 5A: Shields Rd shall be improved as a public street following its current alignment (see Section 3.7 for standards and guidelines for improving existing streets).

B
A connection from Shields Rd, at least 1 block from Blvd 111, to Youngs Ln, is required. The connection from Shields Rd to Youngs Ln should be placed so that it can be fronted by new development on both its north and south sides. As this connection spans multiple properties, developers will need to leave a connection stub (see Section 3.6.B.3) for future development to link to. This connection’s intersections with Shields Rd and with Youngs Lane shall both be full-movement, signalized intersections.

C A connection from Connection 7B to Blvd 111 is required, located at least one block width from both Shields Rd and Youngs Ln. Its connection with Blvd shall be a full-movement, signalized intersection. 8 A An east-west connection from Youngs Ln to Madison St, located 1 block away from Blvd 111, is required. Its intersections with Youngs Ln and with Madison St shall be full-movement, signalized intersections.

B
A connection from Blvd 111 to Connection 8B is required, located approximately halfway between Youngs Ln and Madison St. Its intersection with Blvd 111 shall be a full-movement, signalized intersection connecting to Riverdale Ln.

C A connection from Madison St to the School District’s property along Youngs Ln is recommended, in order to provide access to any potential shared open space on the School District’s property in the future.

D A connection between Connection 8B and Connection 8D is recommended, to create an internal route to the School District’s property.

E
Subarea 10 will likely feature an oversized partial block lining any constrained site edges along the School District site. The size of this block should be limited to allow all primary buildings within it to front a street or allowed public realm extension (See Sections 3.6.C.3 and 3.8).

Table 3.6-2: Connectivity

1. Rows highlighted in pink include specific requirements. Rows without a pink highlight are recommendations, or guidelines, for how to meet the block standards of Section 3.6.C, but their specific configurations are flexible.

2. In this table, standards will be referred to by their subarea number and letter in the table. For example, connection A in Subarea 1 will be referred to as Connection 1A.

3. In this table, “o.c.” (on center) shall mean the distance from the centerline of one street to the centerline of another street, as described in the text.
9 A
A connection from Blvd 111 to Madison St, defining a block at the corner of Blvd 111 and Madison St, is recommended. This could align with the current L-shaped drive lane that runs along the front of the strip mall shops.
10 A
A connection from Madison St, at least one block depth from Blvd 111, eastward over the canal to Subarea 12 is required. The intersection of this connection with Madison St shall be a full-movement, signalized intersection.

The easternmost segment of this connection, which crosses the canal, shall be a pedestrian and bike bridge which helps to complete an east-west route through Subareas 5-12 on the south side of Blvd 111. Access should also be provided to any future pedestrian or bike routes along the canal.

B A connection from Blvd 111 to Connection 10A, approximately halfway between Madison St and the canal, is required. Its intersection with Blvd 111 shall be a full-movement, signalized intersection.

F
Subarea 10 will likely feature an oversized partial block lining its constrained site edges to the south and east. The size of this block should be limited to allow all primary buildings within it to front a street or allowed public realm extension (See Sections 3.6.C.3 and 3.8). Buildings within the oversized partial block should back up to (rather than front) development to the south.
11 A
A connection from Blvd 111 to Via Brava and/or Via Laredo, within the development to the north, is recommended.

It could line the canal if the canal is to be improved as a “Community Connector” to CV Link (see the 2016 CV Link Conceptual Master Plan, pages 114-117). It should align with a north-south connection in Subarea 12 to form a new 4-way intersection with Blvd 111.
12 A
A connection which serves as a continuation of Connection 10A, over the canal from Subarea 10, and eastward to Cheyenne Rd, is required. Access should also be provided to any future pedestrian or bike routes along the canal. The intersection of this connection with Cheyenne Rd shall be a full-movement intersection.

B
At least 2 connections from Blvd 111 to Connection 12A are required. The westernmost of these connections could line the canal if the canal is to be improved as a “Community Connector” to CV Link (see the 2016 CV Link Conceptual Master Plan, pages 114-117). At least one of these shall intersect with Blvd 111 at a full-movement, signalized intersection. Any intersection located near the canal easement shall facilitate pedestrian and bike crossing of Blvd 111 if and when the canal is improved as a “Community Connector.” C A connection from Connection 12A southward to Buffalo Trail is recommended.

E
Subarea 12 will likely feature an oversized partial block lining its constrained site edge to the southwest. The size of this block should be limited to allow all primary buildings within it to front a street or allowed public realm extension (See Sections 3.6.C.3 and 3.8). Buildings within the oversized partial block should back up to (rather than front) development to the south. The site edge along Buffalo Trail is not constrained and should be connected to per 12C.
13 A
A connection from Blvd 111 to Granada Dr is required. It could take advantage of the existing drive between commercial buildings within Desert Villa Plaza. Its intersection with Blvd 111 shall be a full-movement, signalized intersection.

B
A connection between Rajah Way and Boulevard 111 is recommended. This connection is intended to better connect the neighborhoods along Avenue 46 to Blvd 111, and it would require collaboration with Indio High School and existing commercial property owners.

C Pedestrian access from the east end of Avenue 46 to Monroe Street and/or Boulevard 111 should be maintained and improved or replaced by more organized pedestrian and bike connection(s).

Subarea Required & Recommended Connections (Continued) Subarea Standards & Guidelines (Continued) The Subareas are shown grouped into West, Midtown, and East to facilitate visual reference.

Table 3.4-3: Regulatory Subareas
West
Midtown East

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124 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 125 14 A
A connection from Blvd 111—aligning with Connection 13A—eastward to Monroe St (outside the Plan Area) is required. This connection should make use of the existing east-west entry drive of Regency Festival Cinemas, which is recommended to be fronted as a street. This connection’s intersection with Blvd shall be a full-movement, signalized intersection.

B A connection from Connection 14A to Dr Carreon Blvd within the Plan Area is required. This connection should align with the existing north-south entry drive.

C A connection from Connection 14A to Dr Carreon Blvd outside the Plan Area is recommended. This connection should make use of the existing north-south entry drive from Dr Carreon between existing medical office buildings.

D A connection from Connection 14A, near the east edge of the Plan Area, to the existing drive which connection to Blvd 111 is required. This connection, along with the existing drive, shall be improved and fronted as a street.

E An open space (diagrammed as a dark green rectangle in Fig. 3.6-1) could organize and celebrate the intersection of Connections 14A, 14C, and 14B.
15 A No new connections are recommended in Subarea 15 apart from Connection 13C. 16 A A connection between Bliss Ave and Requa Ave is recommended. The current gap between existing homes on the south side of Bliss Avenue could serve this purpose without affecting existing structures.

B Closes or public realm extensions may be necessary for development within Subarea 16 to meet the block standards of Section 3.6.C and the frontage standards of Section 3.8.

C
Subarea 16 will likely feature an oversized partial block lining its constrained site edge to the north. The size of this block should be limited to allow all primary buildings within it to front a street or allowed public realm extension (See Sections 3.6.C.3 and 3.8). Buildings within the oversized partial block should back up to (rather than front) development to the north.
17 A A generally east-west connection from Monroe St, 1 block depth from Blvd 111, to Arabia St is required.

B
A generally north-south connection from Blvd 111 to Requa Ave is required. This connection should align with Connection 18B to form a 4-way intersection at Blvd 111. Its intersection with Blvd shall be a full-movement, signalized intersection.

C
Two additional north-south connections (in addition to Connection 17B) from Blvd 111 to Requa Ave are recommended. These connections are recommended to align with north-south connections in Subarea 18 and 19 to form 4-way intersections at Blvd 111.

D
Rubidoux Street shall be improved and fronted as a street, and its intersection with Blvd 111 shall remain a fullmovement, signalized intersection. It could follow its current curving alignment, or, if such a realignment would facilitate the formation of blocks with appropriate frontage, Rubidoux Street could be realigned to continue straight from its existing intersection with Boulevard 111, following the alignment of Rubidoux St south of Blvd 111. 18 A A generally east-west connection from Monroe St to Rubidoux St is required. It should align with Las Palmas Rd to the west to form a new 4-way intersection at Monroe St.

B
A generally north-south connection from Blvd 111 to John Nobles Ave is required. This connection should align with Connection 17B to form a 4-way intersection at Blvd 111. Its intersection with Blvd 111 shall be a fullmovement, signalized intersection.

C At least on additional connection from Connection Blvd 111 to John Nobles Ave is recommended. 19 A A connection from Blvd 111 to Plaza Ave is recommended. This connection should align with a connection in Subarea 17 to form a 4-way intersection at Blvd 111.

B A connection from Plaza Ave to John Nobles Ave is recommended, located so as to provide a block width between it and Rubidoux St.

C A connection from Connection 19B to Roubidoux St is recommended, located approximately halfway between Plaza Ave and John Nobles Ave.

Subarea Required & Recommended Connections (Continued) Subarea Required & Recommended Connections (Continued) 20 A No new connections are recommended for Subarea 20. 21 A
The existing north-south connection through the fairground is required to remain. At any location where the Fairgrounds are redeveloped, this connection shall be improved and fronted as public realm. Its intersection with Blvd 111 shall be a full-movement, signalized intersection.

B 3 east-west connections are recommended in the Fairgrounds (Subareas 21 and 22) if/when portions of the it are redeveloped. At least one of these connections shall be in Subarea 21. 22 A As stated in 21A, the existing north-south connection through the fairground is required to remain. At any location where the Fairgrounds are redeveloped, this connection shall be improved and fronted as public realm.

B As stated in 21B: 3 east-west connections are recommended in the Fairgrounds (Subareas 21 and 22) if/when portions of the it are redeveloped. At least one of these connections shall be in Subarea 22. 23 A No new connections are recommended for Subarea 23. 24 A A connection from Vera Ln to Date Ave is recommended. This could be a pedestrian and bike route through the recreation areas.

B A connection from Vera Ln to Calhoun St is recommended. 25 A No new connections are recommended for Subarea 25. 26 A No new connections are recommended for Subarea 26. 27 A A connection from Peach St to Date Ave is required. It should be placed so as to allow new development to front it on both sides.

B A connection from Connection 27A to Calhoun St is recommended.

C Additional new connections and/or public realm extensions should be made to provide frontage to development despite the Constrained Site Edges (see Section 3.6.C.3).

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3.6.C. Block Standards

1. Block Size
a. The block face lengths and block perimeters of all newly-formed blocks shall not exceed the maximum allowed dimensions in Table 3.6-3, as measured from the inner edge of walking paths. Some blocks at the edges of constrained sites are exempt from this requirement per Section 3.6.C.3.

Standard Mixed-Use Corridor Neighborhood
General
Neighborhood
Low
Maximum Block Perimeter 1,600 1,600 1,600
Maximum Block Perimeter with Midblock Paseo1 2,200 2,200 2,200 Maximum Block Face Length 600 600 600
Maximum Block Face Length with Midblock Paseo1 800 800 800 Table 3.6-3: Maximum Block Size
1: See Section 3.7 for standards related to midblock paseos.

2. Defining the Block Perimeter
a. Per Table 3.6-1, all blocks shall be
defined—or in other words: bound at
their perimeter—by one or more of the
following types of public connections or
open spaces: Street, Carless Street, Plaza/
Green, Neighborhood Park, or Mini Park.
i. A block may be bound on no more than
one (1) side by a Carless Street, Plaza/
Green, Neighborhood Park, or Mini
Park.

Figure 3.6-3: Blocks with and without Midblock Paseos
Diagrammatic Examples
Precedent Examples
Blocks with a paseo (right) may have a greater perimeter than blocks without a paseo (left) per Table 3.6-3.

In these precedent examples, only
streets are used to define the perimeters
of blocks.

Block Perimeter
Street
Carless Street
Midblock Paseo
Public Open Space
Block
Perimeter
Without a Paseo With a Midblock Paseo
Street
StreetStreetStreetStreet
Street
Street Street
b. Types which define a block shall be public. They shall not be private or semi-public.
i. “Public” means those spaces and connections which are publicly accessible—providing public right-of-way—regardless of ownership. c. Midblock Paseos increase connectivity, but they do not define blocks, as they are not required to have the same quality of building frontage as streets and carless streets. Their presence in a block does, however, increase the allowable block size (See Table 3.6-3 and Figure

3.6-3).
d. The block perimeter shall be lined with buildings per the placement standards of Section 3.8 and frontage standards of Section 3.10.

3. Specific to Constrained Site Edges
a. Block Size Exception. A constrained site edge is one which abuts a private or otherwise closed development
which does not offer any opportunities for Public
Realm connections. If the Director determines that
a constrained site edge makes it impossible for all
blocks within a site to meet the block size standards, an oversized partial block which exceeds the block size
standards of Table 3.6-3 may line the constrained site
edge. See Figure 3.6-4.
i. The size of any oversized partial block shall be
limited to the extent practical. Ideally, an oversized
partial block should only be the depth of a standard
lot, allowing all primary buildings to front the street. ii. An oversized partial block shall not be defined on
any side by a carless street.
iii. Where a site edge is not fully constrained, and the Director determines that it is possible to make a
Public Realm connection—subject to collaboration
with the relevant property owners—in order to meet
the block size standards or to reduce the size of an
oversized block, that connection shall be made. See
Figure 3.6-5.
b. Public Realm Extensions. All development within an
oversized partial block shall still meet the Building
Placement & Access standards of Section 3.8. Within
blocks that are large and/or irregularly-shaped due to
constrained edges, closes and public realm extensions
may be used to provide frontage to buildings (see
Section 3.8.B.2 for related standards). See Figure 3.6-5. i. Public realm extensions do not define a block; they
are extensions of the public realm into a block.
ii. Per Section 3.8.B.2, the route from the public realm, through a public realm extension, to a building’s
primary access shall be clear and continuous and
may not exceed 200 feet.
iii. Flag lots are not public realm extensions; the
creation of flag lots is not permitted.

4. Specific to Secured Development
a. Connections and open spaces that are necessary to
define appropriately-sized blocks shall remain publicly accessible. Additional shared connections and open
spaces, in excess of those necessary to meet the
standards of Table 3.6-3, may be secured.
b. Secured connections and open spaces shall be
considered part of the “Semi-Public Realm.” They
Figure 3.6-5: Public Realm Extensions
Figure 3.6-4: Oversized Partial Block
These closes provide frontage to buildings within a partial block which is too deep for all buildings to directly front the street. Despite most of the edge being constrained, there is an opportunity for a Public Realm connection, in the form of a Paseo, to connect to the existing street.

In the above example, an oversized partial block lines the northern constrained site edges of the project site. Its size is minimized; it is only as deep as the depth of a standard single family lot. The other site edges are not constrained, so all other blocks in the site are properly sized per Table 3.6–4.

Constrained Edge
Close Close Close
Existing Street
Constrained Site Edge
Oversized Partial Block
Blvd 111
Paseo
Opportunity
function as public realm extensions and are thus subject to the standards of Section 3.8.B.2.
c. Any security elements—such as gates or retractable
bollards—shall be subject to the Site Design standards
of Section 3.13 and the Planning Review Process (see
Sections 3.2.D-E).

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3.7 | Public Realm Standards

3.7.A. Introduction

1. Intent & Applicability. Development within the 111
CSP area is intended to be organized around a robust, wellconnected Public Realm network and environment that is comfortable and safe to navigate by foot, bicycle, or any vehicular mode, and provides high-quality frontages for new and existing development.

Accordingly, this section provides design concepts,
standards and guidelines for all intended public realm
elements within the 111 CSP area, to ensure that a
complete, connective, pedestrian-oriented public realm
is achieved in a systematic and well-coordinated manner over time. The standards and guidelines of this section are consistent with the goals and vision described and
illustrated in Chapters 1 and 2.

All public realm improvements will be organized by
the City, and implemented through the cooperative
efforts of the City and private development as it occurs incrementally over time. All public realm improvements
shall comply with the standards of this Section, and are subject to the discretion of the City Engineer.

R.O.W.

Figure 3.7.A-1: Prototypical Public Realm Anatomy
Public Frontage
Roadway
Public Frontage Private
Frontage
Private
Frontage
D OPEN SPACE TYPES B Circulation Network

C PUBLIC FRONTAGE TYPES
Standards for Streets and Other Public Realm Connections This Plan is designed under the principle that connections should be understood as public space through which cars may operate as guests. Vehicular circulation will continue as usual, but lanes may be narrowed and bike lanes and bulb-outs may be added. These recommendations have been calibrated in response to the goals and principles of the General Plan.

Public Frontage Standards
The public frontage is the space along the edges of the street. Technically, for the purposes of this Plan, the recommendations apply specifically to the strips of space between street-adjacent property lines and the first travel lane in the adjacent roadway (whether for bikes or cars). It is from this space that most people experience the city: it is the space into which people spill out from buildings, and it is the space within which pedestrians move about.

Public Open Space Standards
While public frontages and streets form the circulatory framework within the plan, the public open spaces are the relatively larger openings of the public realm network that provide opportunities for a wide variety of uses: rest, play, gatherings, civic events, etc. They may take the form of plazas, greens, or parks. These standards apply wherever such open spaces occur.

BCD
In this Section

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3.7.B. Standards for Streets and Other Public Realm Connections Topics Covered in this Section

3.7.B.3

3.7.B.4

3.7.B.5
Section:

Street Design Standards
New Public Realm
Connection Standards
Retrofits to Highway 111
& Existing Arterials

1. Intent. A core intention of the 111 Corridor Specific Plan is to implement the General Plan’s goals for
connectivity, walkability, and citywide structure, by
providing a complete network of complete streets
and other public realm connections that are safe and
accessible by users of all ages and all abilities. This is accomplished by providing clear and direct access to
and from destinations for all modes, and for pedestrians, bicycles, and other forms of active mobility in particular (as described in Section 3.6), and ensuring that vehicular modes drive at appropriate speeds to ensure the safety
of all other modes.

2. Applicability. This section establishes design standards and guidelines for all Public Realm Connections within
the 111 CSP area, as allowed or required by Section 3.6.

While all general street improvements defined in the 2040 General Plan (and Complete Streets Plan, pending adoption) shall be implemented for improvements to existing streets, the standards and guidelines in this section may require additional improvements beyond the recommendations of
those plans to implement the multi-modal and pedestrianoriented infrastructure required for the long-term success of the 111 CSP area.

All new or improved Public Realm Connections within the 111 CSP are intended to be implemented through the
cooperative efforts of the City and private development as described in Chapter 4: Implementation.

Enhanced pedestrian crossing: including contrasting crosswalk materials, and pedestrian refuge areas.

3. General Design Standards and Guidelines.

The design or retrofit of each street and the individual design components thereof shall comply with the general improvements listed below, the overall circulation network requirements in Section 3.6.B, and be in accordance with applicable Public Realm Connection Types identified in Table

3.6-1. The following standards apply to all new or improved streetscapes in the Plan Area:
a. NACTO. In addition to the standards and guidelines
provided in this section, the most current edition of the National Association of City Transportation Officials’
(NACTO) Urban Street Design Guide shall be consulted
for all streetscape design details, including best
practices for all dimensions and streetscape elements.
b. Streetscape and Landscape Improvements. Planters
and landscaping that provide stormwater management
are recommended, per NACTO’s Urban Street
Stormwater Guide. Additional standards are provided
by connection type in Section 3.7.B and public frontage type in Section 3.7.C.
c. Pedestrian Crossings. Crosswalks shall continue the
“pedestrian zone” (See Section 3.7.C) of sidewalks as
directly as possible, and shall have a minimum width
of 10 feet. Enhanced crosswalks shall be provided at
all new or improved intersections on Highway 111
or Existing Arterial streets within the 111 CSP area.

Enhanced crosswalks shall include high visibility
markings, overhead lighting, and in-street signs, as
well as bulb-out curbs and pedestrian refuges where
possible and appropriate.
d. Intersection and Signal Enhancements. For all new
or improved intersections, efficiency and safety of
pedestrian/bicycle crossing shall be prioritized and
enhanced, including timing of signals, crosswalks, and
intersection design features. Signal timing that allows intersection crossing shall be implemented according to the California Manual on Uniform Traffic Control Devices. e. Minimum and Maximum Vehicular Lane Widths.

Vehicular lane width minimums shall be as determined
by the City Engineer. Preferred vehicular lane widths for all new and improved streets within the 111 CSP area
shall be 10ft; maximum vehicular lane width shall be 12ft. f. Bicycle lanes/facilities. Any proposed shared or
dedicated bicycle lane/facility designs will be reviewed against the recommendations of the most current
edition of NACTO’s Urban Bikeway Design Guide.
g. Turning Radii. As illustrated in Figure 3.7.B-1, the effective turning radius takes parked cars and bike lanes into account. On all streets within the Plan area, except for Arterial Retrofits, the radii of new or improved curbs shall be limited to 5 feet (actual) and 15 feet (effective) turning radius. If a corner radius must be greater than 15 feet for any reason, the intent of the above standard shall be met through the use of visually-contrasting
pavement.

Comparison of Actual Curb Radius vs. Effective Turning Radius.

Figure 3.7.B-1 Effective Turning Radii
Actual Radius
Effective Radius
Re-colored asphalt near the curbs modifies existing street infrastructure without permanent or expensive actions.

NACTO’s Urban Bikeway Design Guide provides direction on bike lanes and how they interact with the streetscape.

Medians bring life to major corridors, such as Blvd 111, while also organizing left-turn movements.

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132 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 133

3. General Design Standards and Guidelines (Cont.)
h. Performance Standards. At the time of the 2040
General Plan, a vehicle-based “level of service” (LOS)
was still being conventionally employed by Indio (and
most other cities) as the default metric for street
performance. That metric was developed based on
the assumption that a street that moves more vehicles
per hour with less congestion (and generally at higher
speeds) “performed better” environmentally than
streets that slow vehicles down or makes them stop at
frequent intervals.

As of July 2020, California state law has formally
recognized that the convenience of motorists, while a
legitimate metric of community satisfaction, is not in
fact a valid metric of environmental performance, and
all CEQA analysis is now required to evaluate traffic
impacts as measured in overall Vehicle Miles Traveled
(VMT). Nevertheless, as allowed by State law and as
defined in the General Plan, LOS may still continue
to be employed as a metric by which the community
and its decision makers choose to evaluate street
network performance for community convenience and
satisfaction.

With that said, neither LOS nor VMT metrics provide
meaningful feedback on the performance multi-modal
circulation within local, focused areas such as the 111 CSP. Accordingly, many cities have begun utilizing more comprehensive “Multi-Modal Level of Service” (MMLOS)
performance metrics for such environments as means
to measure the service levels of prioritized modes
based on a “layered networks” approach.

Accordingly, when and if the City of Indio develops
and adopts its own MMLOS performance standards,
such standards shall be required for all streets within the 111 CSP area. At such time, LOS D or better
for prioritized modes and LOS E or better for nonprioritized travel modes shall be maintained. If a mode conflicts in the edges of the intervention area,
e.g. when a bicycle-priority street intersects with an
auto-priority street, such as Highway 111, the most
vulnerable user shall dictate modal priority.

4. New Public Realm Connection Standards
Standards for all streets and other public connections are provided in this section. Requirements for where these
connections shall be located in order to complete the public realm network, define blocks, and provide frontage for buildings are found in Section 3.6 and Section 3.8. The types which are regulated in this section are listed to the right, which their associated section reference numbers.

Streets and Other Public
Realm Connections
Section
Reference
Avenue 3.7.b.4.a
Frontage Lane 3.7.b.4.b
Neighborhood Street 3.7.b.4.c
Close 3.7.b.4.d
Carless Street 3.7.b.4.e
Midblock Paseo 3.7.b.4.f
Alley 3.7.b.4.g
Types in this Section:

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134 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 135

3.7.B.4.a. Avenue
Intent. Avenues are the preferred and intended roadway type for all continuous cross-town connectors and/or priority bicycle and transit routes within the 111 CSP area. Accordingly, the design standards and guidelines provided here for the Avenue type apply equally to newly constructed cross-town vehicular connections, as well as to retrofits and improvements to existing arterial connectors within the plan area.

Avenues are multi-lane roadways, typically with 1 or 2 travel lanes in each direction, a landscaped center median (where feasible) with leftturn lanes/pockets at intersections and at mid-block locations where needed for alley or driveway access, and convenient curbside parking for visitors and customers of adjacent development.

Strong streetscape and landscape elements—including generous landscaped parkways and medians with regularly-spaced street trees, wide sidewalks, high quality lighting, signage and street furnishings, and dedicated bike and transit facilities—will emphasize these avenues as prominent cross-town routes for all modes.

Design Standards. Avenues shall conform to the standards of Section

3.7.B.3 and Table 3.7.B-1.

Table 3.7.B-1 : Avenue Standards
80'–100’ Public Right-of-Way (may vary)
Roadway
A Travel Lanes 2 (1 each way); 10’–12' lanes
B Median/Left
Turn
10’–11' landscaped median; Left-turn
lanes where applicable
C Bicycle Facilities 5’ min (see NACTO standards)
Public Frontage (Section 3.7.C)
D Street Parking Parallel: 7’–8’; Perpendicular: 16’–20’; Angled: 16’–18’ (calibrated to angle)
E Landscape zone 6’–8’
F Sidewalks 8' min for commercial environments, 6'
min for residential environments
Private Frontage (Section 3.10)
Convenient curbside customer and visitor parking is a
valuable amenity for development.

Avenue promote active frontages with Ground Floor
commercial or Residential building units facing street.

G
A B C
Public Frontage Public Frontage

D C A D
Public Right-of-Way
Roadway

G F E E F G
A B C
Public Frontage Public Frontage

D C A D
Public Right-of-Way
Roadway

G F E E F G
Figure 3.7.B-3: Typical Avenue - Commercial / Mixed Use Corridor Figure 3.7.B-2: Typical Avenue: Neighborhood Corridor

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136 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 137 Intent. Frontage lanes—also known as side access lanes—provide lowspeed vehicular access and parking adjacent to a major corridor. Frontage lanes are separated from the primary travel lanes of a street by a median, creating a comfortable pedestrian environment along the fronts of buildings, even when placed along a busy cross-town thoroughfare.

Frontage lanes are common along the edges of the classic boulevards of great American and European cities. They are particularly useful on streets where no curbside parking is present due to a lack of roadway space or where the City determines that, due to vehicular speeds and volumes on that street, curbside parking cannot be provided in a safe and comfortable manner. They can provide a significant parking supply while looking more like part of an important street than like “parking lots” in front of the buildings.

As illustrated to the right, a frontage lane is a low-speed, one-way roadway, separated from the main thoroughfare by a median/planting strip, with parking on one or both sides. Parking may be parallel, perpendicular, or angled; also, head-in and back-in parking configurations are both possible in a frontage lane. As with all other active public frontage types, the frontage lane is adjoined by a landscape/amenity area and comfortable sidewalks.

Frontage lanes require more space than on-street
curbside parking, so buildings need to be set back
further from the main thoroughfare than would
be necessary for bulb-in or bulb-out parking. As a
result, the ground floor uses within those buildings
are provided with a higher quality parking and
pedestrian experience, and in many cases, buildings
along a frontage lane would be set back no more than
pre-existing buildings. In select cases where the City
determines that the number and width of travel lanes
may be reduced, it may prove possible to construct
frontage lanes outward into the existing streets,
encroaching less—or not at all—into the private
properties adjacent.

Design Standards. Frontage Lanes shall conform to
the standards of Section 3.7.B.3, Table 3.7.B-2, and
those listed below:
100’–200’ Public Right-of-Way (may vary)
Roadway
A Travel Lanes As needed for roadway configuration
Frontage Lane and Public Frontage (Section 3.7.C)
B Median 8’–10’
C Drive Lane 10’–14’ (calibrated to parking
configuration and access requirements)
D Parking Parallel: 7’–8’; Perpendicular: 16’–20’;
Angled: 16’–18’ (calibrated to angle)
E Landscape /
Furnishing Zone
4’–8’; Not required where parking lane
planters are provided
F Sidewalks 6’ min for primarily residential streets; 8’ min for primarily commercial streets
Private Frontage (Section 3.10)
Table 3.7.B-2: Frontage Lane Standards

3.7.B.4.b. Frontage Lane
i. Street Trees. Street trees are required in
the median between the travel lanes and the
frontage lane as well as along the sidewalk in a
parkway strip, sidewalk planters, or parking lane
planters.
ii. Bikes and Transit. All designs shall conform
to NACTO standards. Bike and transit lanes
may be accommodated along the curb of the
primary roadway or within the frontage lane
itself, provided that a safe and coherent route
is created. Where a cycle track is desired, it may
run down the center of the median or along
the sidewalk. Depending on the placement of
the lanes, bike parking and bus stops may be
incorporated into the median/planting strip or
along the curbs within the frontage lane.

Figure 3.7.B-4: Frontage Lane
Frontage lane with angled parking adjacent to sidewalk
Street trees and parked cars provide physical and visual buffer from vehicular traffic for pedestrians
Transit stop in median between frontage lane and travel lanes Frontage lane with raised crosswalk slows traffic, especially at intersections
Roadway Frontage Lane and Public Frontage
Public Right-of-Way

A B C D E F G

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138 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 139 Intent. Neighborhood streets are intended to create a beautiful, intimate, and calm environment onto which ground floor dwelling units can comfortably front. Neighborhood streets typically have less pedestrian traffic than heavily commercial environments, so sidewalks may be narrower, and a greater emphasis on landscaping is needed to provide layers of privacy, shade, and enclosure.

Design Standards. Neighborhood Streets shall conform to the standards of Section 3.7.B.3, Table 3.7.B-3, and those listed below:
60’–75’ Public Right-of-Way (may vary)
Roadway
A Travel Lanes 2 (1 each way); 10’–12' lanes
Frontage (Section 3.7.C)
B Street Parking Parallel: 7’–8’; Perpendicular: 16’–20’; Angled: 16’–18’ (calibrated to angle)
C Landscape 6’–8’
D Sidewalks 8’ min for commercial environments, 6’
min for residential environments
Private Frontage (Section 3.10)
Figure 3.7.B-3: Neighborhood Street Standards
Welcoming, Engaged residential Frontages, providing
sidewalk fronted by landscape areas with planted trees.

Parking lane planters can be a continuation of the sidewalk curb, or be constructed separate from the curb.

Inviting residential frontages with landscape on each side of sidewalk and raised building entrances facing street.

3.7.B.4.c. Neighborhood Street
i. The roadway shall include one lane of traffic in each direction as well as convenient curbside parking on both sides of the street. ii. Street trees and landscaping shall be provided in sidewalk planters, parkway strips, parking lane planters, or a combination of these elements.
iii. Private frontage. To provide a sufficient level of privacy while still maintaining an active urban environment, residential units shall be set back from the public right of way and/or raised.

Public Frontage Public Frontage
B A B
Figure 3.7.B-5: Neighborhood Street
Public Right-of-Way
Roadway

D C C D
Multifamily residential building with private terraces behind landscaping and balconies along the façade to activate the frontage.

Large canopy trees provide shade and frame the streetscape.

Wide, continuous planting strip allows for frequently spaced large trees with large canopies, providing lots of shade.

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140 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 141 Intent. A close functions as dead-end boulevard, with parking on both sides, which extends into the block to form an intimate space onto which buildings can front. They are particularly useful for large or irregularly-shaped blocks in which it is difficult, or impossible, for all buildings to front directly onto the adjacent street. Closes have very little vehicular traffic, as they simply provide vehicular access to curbside parking in the front of houses. Therefore, their sidewalks, travel lanes, and medians offer a great opportunity for gathering and recreation for all ages. They may be publicly accessible and serve as an amenity for the community, or they may control access by the use of gates or visual queues and therefore serve as an amenity for the buildings which front them.

This example close has an optional additional sidewalk at the far end which forms a passage to alleys and parking.

Standards. Closes shall conform to the standards of Section

3.7.B.3, Table 3.7.B-4, and those listed below:
80' Public Right-of-Way (may vary)
Roadway
A Travel Lanes 2 (1 on each side of the central median, forming a loop); 10’–12' lanes
B Median
10’ minimum (more typically needed
to accommodate turning movements
and desired landscape and gathering
space)
Frontage (Section 3.7.C)
C Street Parking Parallel: 7’–8’; Perpendicular: 16’–20’; Angled: 16’–18’ (calibrated to angle)
D Landscape 6’–8’
E Sidewalks 6' minimum
Private Frontage (Section 3.10)
Table 3.7.B-4: Close Standards Figure 3.7.B-6: Close Plan Diagram

3.7.B.4.d. Close
i. Closes shall have trees in their median and/or along the sidewalks in parkways, sidewalk planters, or parking lane planters.
ii. The end of a close shall allow for a standard-sized vehicle to turn around and exit on the other side of the median (as diagrammed below). If fire truck access is required due to the block configuration, turning geometries are
subject to the discretion of the local fire marshall.
iii. When closes are publicly accessible at all times—and therefore form a part of the public realm—their length
shall be limited to 300’ (from public ROW to back edge or furthest sidewalk).
iv. When closes have limited access—and therefore form
a part of the semi-public realm—they function as
extensions of the public realm into the site and are
therefore subject to the standards of Section 3.8.B.2.

Accordingly, their length is limited to 200’.

Street
Optional passage
AlleyAlley
Alley / Parking Lot
Close Vehicular Access
A Close in Mariemont, OH
A close with adjacency to single-family homes
Public Frontage
Figure 3.7.B-7: Close

E D C A B A C D E
Public Frontage
The central green/median of a close can be an amenity.

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142 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 143 30' Public Right-of-Way (may vary)
Frontage (Section 3.7.C)
A Pedestrian Way 30' minimum (may include landscaping
or be only hardscape as shown)
Private Frontage (Section 3.10)
Intent. A carless street provides for multiple modes of mobility— such as walking, biking, and transit where appropriate—but does not provide vehicular through access.

Standards. Carless Streets shall conform to the standards of Section 3.7.B.3, Table 3.7.B-5, and those listed below:

Public Frontage
Figure 3.7.B-8: Carless street
A
Carless streets provide frontage elements such as plants, benches and building entrances.

Table 3.7.B-5: Carless Standards
Carless streets provide frontage elements such as plants, benches and building entrances.

Private Frontage Private Frontage

3.7.B.4.e. Carless Street
i. Buildings shall line and front onto Carless Streets just as they do along all streets and public open spaces, subject to the standards of Sections 3.8 and 3.10.
ii. When they provide public access, a Carless Street may define only one side of a block (per Section 3.6.C).
iii. Carless streets shall always provide pedestrian and bike access. Where appropriate, they are encouraged
to provide for transit and micromobility modes, such as scooters.

Intent. A Midblock Paseo is a pedestrian route through a block. Midblock Paseos are particularly useful for providing connections through large blocks or connections to adjacent development where no vehicular access is possible or
appropriate. They can function as intimate open spaces that support passive recreation and outdoor dining, with places to gather and sit.

Standards. Midblock Paseos shall conform to the standards of Section 3.7.B.3, Table 3.7.B-6, and those listed below:
ii. Buildings may—but not required—front onto and take
their primary access from a Midblock Paseo. However,
priority should be given to fronting and activating public streets and open spaces.
iii. Access from a vehicular right-of-way, through a Midblock Paseo, to a building’s primary access shall not exceed
200’.
iv. A Midblock Paseo may to serve as a Priority Subarea Connection in specific circumstances per § 3.6.B.1.b.ii. v. A Midblock Paseos may not define block edges, but they do increase the allowable block size (See § 3.6.C.2.c). vi. Gateways from the public right-of-way to a Midblock Paseo shall clearly demarcate and control which mobility modes are permitted in the paseo.

Figure 3.7.B-9: Mid-Block Paseo
E F
Wider paseos provide opportunities for community activities E
Frontage
20' Public Right-of-Way (may vary)
Frontage (Section 3.7.C)
F Sidewalk 8’–20’
E Landscape 6’ minimum (may be part of private
frontage)
Private Frontage (Section 3.10)
Table 3.7.B-6: Midblock Paseo Standards

3.7.B.4.f. Midblock Paseo
i. Midblock Paseos shall connect continuously through a block, from one public right-of-way to another publicright-of way.

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144 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 145 Intent. Alleys provide vehicular access into a block for parking, services, and deliveries. By nature, they carry less traffic and at lower speeds than streets; they therefore can also serve as safe outdoor playgrounds for kids and families to enjoy.

Standards. Alleys shall conform to the standards of Section

3.7.B.3, Table 3.7.B-7, and those listed below:
iv. Clear demarcation between the public street and
semi-public alley is encouraged at all alley entrances.

Gateway/enclosure elements, such as piers or wing
walls may encroach into the 5’ required rear building
setback, but must preserve the 20’ clear width for
vehicles.
v. Fences must be set back 5 feet from the face of the
garage to provide space for landscaping and utilities.
vi. Specific to T- and H-alleys: inner corners must
maintain clearance areas of a minimum of 12 by 15
feet; the minimum paved turning radius is 12 feet.
vii. Upper floor façades of buildings that face the alley and are within 15 feet of the rear property line
shall provide full-sized openings that constitute a
minimum of 20% of the façade.

Guidelines
i. Permeable paving is encouraged.
ii. Trees and activating furniture—such as benches and
basketball hoops—are encouraged.
30’ Building-to-Building
A Clear Vehicular Access Width
20’ (may exceed 20’
if required for trash
or fire access)
B Rear Building Setback 5’
C Fence/wall setback behind
building face 5’ minimum
D Corner clearance at alley
intersections 12’ x 15’ minimum
E Paved turning radius at alley
intersections 15’
Table 3.7.B-7: Alleys Standards Figure 3.7.B-10: Alley Plan Diagram CLEAR
D
D
C
B
A
E

3.7.B.4.g. Alley
i. Alleys shall be owned and managed by an HOA.
ii. HOA regulations shall not prohibit or discourage the use of alleys for play or recreation or prohibit or discourage the placement of activating furniture at the edges of
alleys, such as basketball hoops, benches, or tables.
iii. Alley entrances from streets shall be designed to
prioritize the user of the sidewalk, and shall have no
effect on sidewalk width or direction; the sidewalk slope across alley entrances shall in no case exceed 2%.

This example alley is a T-alley.

Figure 3.7.B-11: Alley
Alleys. Alleys can be useful, lively, and beautiful places. Setbacks allow for landscaping, utilities, and waste storage. Second story windows overlooking the alley provide natural and passive surveillance. Higher quality pavement can greatly enhance the aesthetic quality of the alley, as well as reduce the urban heat. Permeable paving ins encouraged.

C B A B C

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146 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 147

5. Public Frontage Improvements on Highway 111 & Existing Arterials a. Intent. Highway 111 and other existing arterials are intended to evolve from a roadways which prioritize
the speed of vehicles moving through Indio into
integral elements of the City’s public realm network.

This transformation of public rights-of-way will
be incremental, and will include improvements to
roadways (see the Section 4 - Implementation) as well
as to the public frontage which lines them, which is
regulated in this section.
b. Applicability. The following standards are applicable to the improvement of and new development along
Blvd 111 and all other existing arterials.
c. General Standards.
i. Sidewalks. As with all streets in the plan area, a
clear, continuous, and ADA-accessible pedestrian
route comprising sidewalks and crosswalks shall run
parallel to Blvd 111 and other existing arterials.
ii. Street trees. Street trees are required within
the public frontage, located per the 3 frontage
configurations illustrated in Figure 3.7.B-12, unless
otherwise specified in the recommended Master Plan
of Arterial Streets described in Section 4.4.C.
iii. Public Easements. If the existing public right-of-way does not provide adequate space to accommodate
one of the 3 public frontage alternatives as required
in Section 3.7.5.d, a public frontage easement within
the private property shall be dedicated for the
purpose of providing the necessary space. This public
frontage easement shall grant full public access at all times of day.
d. Standards for Public Frontage Alternatives. There
are 3 allowed public frontage configurations along Blvd 111 and other existing arterials (See Figure 3.7.B-12). In addition to the standards listed below, further public
frontage standards—such as dimensional standards for
each portion of the public frontage—are provided per
ground floor environment in Section 3.7.C.
i. Landscaping with Parking. This alternative is not
permitted in front of ground floor commercial or
in front of any development for which on-street
tenant, visitor, or customer parking is required. This
configuration is not permitted within the Mixed-Use
Center Overlay (per Section 3.4.C.5). This alternative
requires a 10’–12’-wide parkway strip with street trees (in the Landscape and Furniture Zone) as well as a
Pedestrian Zone of 8’-minimum width (See Section

3.7.C.3 for discussion of Public Frontage Zones).

There shall also be landscaping on the building side
of the sidewalk, which may be public or private. This
landscaping is recommended to also have street
trees, creating an allée of trees through which the
sidewalk passes. Any landscaping within the private
frontage should be coordinated with the design of
the public frontage.
ii. Bulb-In/Bulb-Out Parking. This configuration
includes 7’–8’-wide curbside parking which may
have an additional adjacent 1’-3’ car-door buffer to
facilitate the entering and exiting of parked vehicles
along busy streets. This alternative also requires a
Landscape and Furniture Zone of 6’-minimum width
and an Pedestrian Zone of 8’-minimum width. Bulbs
within the curbside parking lane are recommended
to shield and clearly differentiate the parking lane
from the travel lanes, in addition to facilitating safe pedestrian crossings. Either this configuration or
the Frontage Lane alternative (below) is required in
front of ground floor commercial in order to provide
parking for customers.
iii. Frontage Lane. This configuration provides a lowspeed lane with parking, separated from the primary roadway by a median, designed according to the
standards of Section 3.7.4.b. Either this configuration or the Bulb-In/Bulb-Out Parking alternative (above) is
required in front of ground floor commercial in order
to provide parking for customers.

Figure 3.7.B-12: Public Frontage Alternatives
iii. Frontage Lane
ii. Bulb-In/Bulb-Out Parking
i. Landscaping without Parking
Allée of
trees
Frontage
Lane
Bulbs

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148 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 149

3.7.C. Public Frontage

1. Intent. The street network of the Plan Area is intended to be an active pedestrian-oriented urban environment
that is comfortable, safe, and easy to navigate by foot, bicycle, or any mode of vehicular transit. The design of the frontage lining the public realm is key to the success of this environment. Frontage is composed of private frontage
and public frontage, working in close coordination. Private frontage is the space between the edge of the public right-ofway and the buildings which line it, including the building’s ground floor ground floor façade. Private frontage is
regulated in Section 3.10, and it is designed to provide an appropriate degree of privacy or transparency relative to the needs of the public-facing ground-floor use. Public frontage is adjacent to private frontage; it is the space between the travel lanes of the street and the edge of the public rightof-way (typically the back of the sidewalk). Public frontage plays a role similar to that of its private counterpart, but it remains consistent over longer stretches of streets and open spaces, unifying the character of the public realm. While the nature of the public frontage cannot vary with every change in adjacent ground floor use, it can be calibrated to the general ground floor environment. Ground floor
environments are largely influenced by the predominant
ground floor use in the area, and therefore are placed into the following 3 groups for the purposes of this Section: retail and commercial; office and light industrial; or residential.

Commercial and retail uses rely on more exposure for
their success, while ground-floor residences rely more on privacy so they aren’t forced to close their blinds and can therefore provide encourage “eyes on the street”. Office and industrial uses typically require some privacy, but also engage the public realm. This section provides design standards and guidance for public frontage according
to these 3 environments (§ 3.7.C.5). These standards are supplemental to that provided by type in Section 3.7.B.

2. Applicability. Public Frontage improvements shall
be implemented through the cooperative efforts of the
City and private development as described in Chapter 4:

Implementation. All Public Frontage improvements shall
comply with the standards of this Section, and are subject to the discretion of the City Engineer.
a. Private developers of any construction in which the
total value of alteration, enlargement, or construction is greater than 50 percent of the current market value
of all existing structures on the lot shall be required to make improvements to the adjacent public right of way
in accordance with Indio Municipal Code § 159.830-39,
and all design specifications required by this Code.

R.O.W.

Figure 3.7.C-1: Prototypical Public Realm Anatomy
Roadway: Travel Lanes and Median Public Frontage Private Frontage
Private
Frontage
a c
a
c
b
b
Public
Frontage
Public
Frontage

3. Overview of Public Frontage Zones. Many standards on the following spreads are organized by “public frontage zones”. Below are descriptions of the 3 public frontage zones:
c. Curbside Flex Zone. This zone extends from the street curb to the first travel or bicycle lane, and is flexible in use and programming based on evolving needs,
including curbside parking, loading, landscaping,
stormwater management, and parklets.
a. Pedestrian Zone. This zone is the pedestrian pathway.

A minimum 6-foot wide portion of this zone is
dedicated to pedestrian circulation and should be kept
clear of any obstructions, including driveway ramps.
b. Landscape and Furniture Zone. This zone extends
from the outer edge of the pedestrian zone to the
curb face (or equivalent). It is a dedicated space for
streetscape furnishings, landscaping, and bicycle
parking, and serves as a buffer between pedestrian
activity and vehicular traffic. When vehicle parking is provided adjacent to the Parkway Zone, every effort
should be made to provide a 2 foot buffer adjacent to
the curb clear of any obstructions to allow for car doors to open or for bumper overhang for angled parking.

Figure 3.7.C-2: Public Frontage Zones (residential ground floor environment example) Curbside Flex Zone
Public Frontage
Roadway Private Frontage
Landscape and
Furniture Zone
Pedestrian Zone
Property Line
a c
b

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150 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 151 Intent. Public frontages in retail and commercial ground floor environments are intended to provide a vibrant, safe, and comfortable place for pedestrians to walk and shop, buffered from traffic by street trees, street furnishings, and parked cars.

Here, frontages are designed to make shops and restaurants visible to and accessible by passing pedestrians and motorists.

Shopfronts are common in such areas, located at or very near the back of amply wide sidewalks. Parking is provided in front of—or very close to—these shopfronts. Regularly-spaced street tree species help define the space and shade pedestrians while maintaining good visibility for the buildings and signage due to a relatively high and/or open canopy. Unlike most other frontage types the overall design intent is exposure—not privacy—to blur the line between the interior space of the business and the public environment of the sidewalk and street. The combination of businesses with active private frontages (per Section 3.10.C) and well-tailored public frontage generates an amenity-rich pedestrian environment that accommodates and encourages high levels of foot-traffic and a wide range of activities.

Standards. The standards of Table 3.7.C-1 apply to all public frontages in retail and commercial ground floor environments.

3.7.C.4.a - Public Frontage in a Retail & Commercial Ground Floor Environment Curbside Flex Zone
Public Frontage
Private Frontage
(See Section 3.10)
Roadway
(See § 3.7.B)
Landscape and
Furniture Zone
Pedestrian Zone
Property Line
Figure 3.7.C-3: Public Frontage Section (Retail & Commercial Ground Floor Environment) Zone Dimensions Standards
Pedestrian
Zone
Width:
8’ minimum
(greater widths are
recommended for
more active areas)
i. The pedestrian zone shall be a clear path for pedestrian access and shall not be interrupted by fixed objects (street lights, power poles, driveway ramps, street furnishings).
ii. Movable objects associated with adjacent uses (dining furniture, signage, etc.) are permitted to infringe into the pedestrian zone, provided a continuous clear width of 6 feet is maintained at all locations. iii. The pathway may be covered by an arcade or gallery in conformance with Section 3.11, providing additional enclosure and protection from the elements.

Landscape
and
Furniture
Zone
Width:
6 to 10 ft
Tree Spacing:

Every 25 to 50 ft
(on center)
Canopy Height:
10 to 15 ft
Planter Size:
6 ft x 6 ft minimum;
may not exceed 10’
in length along the
street
iv. This area shall be sized and programmed based on the needs of the public realm and of nearby businesses. It typically provides: street furniture, transit stops, street trees and landscaping, pedestrian-scale lighting fixtures, district branding and wayfinding signage, parking meters, and short-term bike parking.
v. This zone shall include street trees unless street trees are provided in parking lane planters, in which case they are optional in this zone. vi. Continuous parkway strips are not permitted in this environment. Trees and other landscaping shall be in planters which do not occupy more than 40% of the linear length of any street segment.
vii. The design of this zone shall promote the health of street trees. Strategies include: generously-sized planters; pervious paving materials between planters which allow water to flow to planters; or a continuous trench of structure soil between planters which allows the root network to be continuous.

Curbside
Flex Zone
Width:
7’ minimum
(as required to
accommodate
parking or drop-off
configuration)
viii. This space shall be flexibly programmed based on the needs of the area or nearby businesses. It may include: parking, passenger and commercial loading zones, transit stops, parklets, and street trees. ix. Where street trees are not provided in the Landscape and Furniture Zone, this zone shall include street trees in planters spaced a maximum of 50’ apart, on center. Street trees may also be provided here in addition to those provided in the Landscaping and Furniture Zone.

Private Frontage
Private frontage types which characterize, and are most common in, a retail and commercial ground floor environment:
• Shopfront (See Section 3.10.C.4.a)
• Common Entrance / Lobby (See Section 3.10.C.4.b)
Table 3.7.C-1: Public Frontage Standards (Retail & Commercial Ground Floor Environment) 4. Public Frontage Standards by Ground Floor Environment. The following spreads provide intent, standards, and guidance for public frontage design according to the 3 ground floor environments: retail and commercial; office and light industrial; or residential.

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152 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 153 Intent. Office and light industrial ground floor environments do not require as much exposure to ground floor uses as retail environments, as such uses do not rely as heavily on on-site sales of goods and services. Often, privacy is needed for ground floor offices and light industrial, as occupants may not want to be fully exposed as they work. Despite the less active nature of these uses, the public realm must provide a safe, comfortable, and attractive environment. On-street parking and front entries help to keep such environments active and convenient for workers, visitors, and patrons. This combination encourages workers and others to walk out to the street to go to lunch or dinner nearby—provided such amenities are present within walking distance—rather than simply exiting to the parking lot, getting in their car, and driving to lunch.

Standards. The standards of Table 3.7.C-2 apply to all
public frontages in office and light industrial ground floor environments.

3.7.C.4.b - Public Frontage in an Office & Light Industrial Ground Floor Environment Figure 3.7.C-4: Public Frontage Section (Office & Light Industrial Ground Floor Environment) Curbside Flex Zone
Public Frontage
Private Frontage
(See Section 3.10)
Roadway
(See § 3.7.B)
Landscape and
Furniture Zone
Pedestrian Zone
Property Line
Zone Dimensions Standards
Pedestrian
Zone
Width:
6’ minimum
(greater widths are
recommended for
more active areas)
i. The pedestrian zone shall be a clear path for pedestrian access and shall not be interrupted by fixed objects (street lights, power poles, driveway ramps, street furnishings).
ii. Movable objects associated with adjacent uses (dining furniture, signage, etc.) are permitted to infringe into the pedestrian zone, provided a continuous clear width of 6 feet is maintained at all locations.

Landscape
and
Furniture
Zone
Width:
4 to 10 ft
Tree Spacing:

Every 25 to 50 ft
(on center)
Canopy Height:
10 to 15 ft
Planter Size:
4 ft x 6 ft minimum
iii. This area shall be sized and programmed based on the needs of the public realm and of nearby businesses. It typically provides: street furniture, transit stops, street trees and landscaping, pedestrian-scale lighting fixtures, parking meters, and short-term bike parking.
iv. This zone shall include street trees unless street trees are provided in parking lane planters, in which case they are optional in this zone. v. Trees may be provided in individual planters or in continuous parkway strips.
vi. The design of this zone shall promote the health of street trees. Strategies include: generously-sized planters; pervious paving materials between planters which allow water to flow to planters; or a continuous trench of structure soil between planters which allows the root network to be continuous.

Curbside
Flex Zone
Width:
7’ minimum
(as required to
accommodate
parking or drop-off
configuration)
vii. This space shall be flexibly programmed based on the needs of the area or nearby businesses. It may include: parking, passenger and commercial loading zones, transit stops, parklets, and street trees. viii. Where street trees are not provided in the Landscape and Furniture Zone, this zone shall include street trees in planters spaced a maximum of 50’ apart, on center. Street trees may also be provided here in addition to those provided in the Landscaping and Furniture Zone.

Private Frontage
Private frontage types which characterize, and are most common in, an office and light industrial ground floor environment:
• Ground Floor Office (See Section 3.10.C.4.d)
• Common Entrance / Lobby (See Section 3.10.C.4.b)
• Shopfront (See Section 3.10.C.4.a)
• Vehicular Access (See Section 3.10.C.4.f)
Table 3.7.C-2: Public Frontage Standards (Office & Light Industrial Ground Floor Environment)

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154 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 155 Intent. Ground floor residential uses require a reasonable degree of privacy so that passersby aren’t perceived to be visually intruding into the home. Public frontage must balance the need for privacy with the requirement that these uses provide activity and safety to the public realm environment they are fronting. One public frontage element which promotes activity is the provision of on-street guest parking, which allows visitors arriving on foot, by bike, by transit or by car to be welcomed at the front door. An emphasis on landscaping and street trees with grand canopies can help ensure that these are comfortable, beautiful, and intimate environments in which to live.

Standards. The standards of Table 3.7.C-3 apply to all public frontages in residential ground floor environments.

3.7.C.4.c - Public Frontage in a Residential Ground Floor Environment Figure 3.7.C-5: Public Frontage Section (Office & Light Industrial Ground Floor Environment) Curbside Flex Zone
Public Frontage
Private Frontage
(See Section 3.10)
Roadway
(See § 3.7.B)
Landscape and
Furniture Zone
Pedestrian Zone
Property Line
Zone Dimensions Standards
Pedestrian
Zone
Width:
6’ minimum
(greater widths are
recommended for
more active areas)
i. The pedestrian zone shall be a clear path for pedestrian access and shall not be interrupted by fixed objects (street lights, power poles, driveway ramps, street furnishings).
ii. Movable objects associated with adjacent uses (dining furniture, signage, etc.) are permitted to infringe into the pedestrian zone, provided a continuous clear width of 6 feet is maintained at all locations.

Landscape
and
Furniture
Zone
Width:
4 to 10 ft
Tree Spacing:

Every 25 to 50 ft
(on center)
Canopy Height:
10 to 15 ft
Planter Size:
4 ft x 6 ft minimum;
continuous parkways
encouraged
iii. This area shall be sized and programmed based on the needs of the public realm and of nearby businesses. It typically provides: street furniture, transit stops, street trees and landscaping, pedestrian-scale lighting fixtures, parking meters, and short-term bike parking.
iv. This zone shall include street trees unless street trees are provided in parking lane planters, in which case they are optional in this zone. v. Trees may be provided in individual planters or in continuous parkway strips. Continuous parkway strips are encouraged in areas with a high proportion of ground floor residences, with occasional hardscape breaks for pedestrian crossing between the sidewalk and parked vehicles. vi. The design of this zone shall promote the health of street trees. Strategies include: generously-sized planters; pervious paving materials between planters which allow water to flow to planters; or a continuous trench of structure soil between planters which allows the root network to be continuous.

Curbside
Flex Zone
Width:
7’ minimum
(as required to
accommodate
parking or drop-off
configuration)
vii. This space shall be flexibly programmed based on the needs of the area or nearby businesses. It may include: parking, passenger and commercial loading zones, transit stops, parklets, and street trees. viii. Where street trees are not provided in the Landscape and Furniture Zone, this zone shall include street trees in planters spaced a maximum of 50’ apart, on center. Street trees may also be provided here in addition to those provided in the Landscaping and Furniture Zone.

Private Frontage
Private frontage types which characterize, and are most common in, a residential ground floor environment:
• Ground Floor Residential (See Section 3.10.C.4.e)
• Common Entrance / Lobby (See Section 3.10.C.4.b)
• Retail / Housing Flex (See Section 3.10.C.4.c)
• Vehicular Access (See Section 3.10.C.4.f)
Table 3.7.C-3: Public Frontage Standards (Residential Ground Floor Environment)

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156 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 157

3.7.D. Public Open Space

1. Intent and Applicability
a. As stated in Section 3.6.A.2.c, all new development
must provide usable public open space as defined and
regulated in this Section.
b. This Section is intended to implement the goals and
policies of General Plan Chapter 7: Parks, Recreation,
and Open Space. In particular, this section provides
standards to help meet General Plan Goal PR-2.1: “Park
ratio: Work to achieve a ratio of 3 acres of public parks per 1,000 residents and place a park or recreation
amenity within one-half mile of all Indio residents.

Maintain adequate land dedication requirements and/
or development fees for new development to meet the
park ratio.”
c. Public open spaces are publicly-accessible areas such as parks, plazas and green spaces that establish shared centers for gathering, recreation and the opportunity
to weave the natural environment into a given
community. Through the strategic placement of open
spaces, the Plan Area will achieve the following:
i. Support quality of life and healthy lifestyles through the promotion of active and passive recreation;
ii. Increase public safety and visibility throughout the community by encouraging “eyes on the street”;
iii. Support the preservation and restoration of natural habitats that complement the built environment;
iv. Enhance the appearance and economic value of
residential and non-residential uses such as dining,
shopping and other commercial activity; and,
v. Foster a unique community identity and cohesive
sense of place throughout Indio.
d. Open spaces are integral to the success of Indio.

Collectively, public open spaces are designed to
function as a comprehensive system of public
amenities and gathering spaces that support a variety
of physical contexts, which is characteristic of mixeduse places. Located in areas that are easily accessible, open spaces will create an interconnected network
through the Corridor Plan Area and to adjacent
neighborhoods. Some of the functional features and
design qualities all open spaces should provide include:
i. Adequate lighting and visibility from the street to
encourage usage throughout the day and evening;
ii. A full range of outdoor experiences for people of all ages and abilities;
iii. Pedestrian and bicycle access and facilities including paths/trails, street furniture, pavilions, bike racks;
iv. Landmarks, monuments and cultural areas of interest to enhance civic life, community identity and pride;
v. Integrated stormwater drainage and retention
through the use of drought-tolerant plants and trees,
groundcover and materials that actively contribute
to water recapture, reuse and overall water
management. See Section 3.14.F Stormwater.
vi. Adjacent on-street parking should encourage people
to get out of their cars and opt for passive and active recreation in Open Spaces.

Parks can provide active and passive recreation, and a chance to preserve or recreate natural environments.

Open spaces should create attractive and comfortable gathering and event spaces within a community.

Civic plaza for gathering and special events

2. Public Open Space Requirement. A minimum
of 7.5% of the gross land area of a site shall be improved as public open space. Public open space which fulfills this requirement is subject to the following standards:
a. The public open space requirement shall be met by one or a combination of the following public open space
types: Plaza / Green, Neighborhood Park, or Mini Park
(see Table 3.7.D-1). These types correspond to General
Plan Parkland Classifications (pages 7–6 through 7–8)
and are subject to the standards of Section 3.7.D.3,
found on the following spreads.
i. Exception. At the discretion of the Director and in
coordination with City-wide parks strategies, the
larger and more specialized Parkland Classifications
described in the General Plan—Community Parks,
Special Use Areas, Open Space, and Greenways and
Trails—may be provided.
b. Public open spaces shall be shall be publicly accessible at all times, regardless of whether they are publicly or privately owned and/or maintained.
c. Required public open space shall be provided within
the development site.
i. Exception. The Director may allow or require
an applicant to provide an in-lieu fee for all of or
for a specific portion of the public open space
requirement—instead of providing it within the
development site—if the Director has determined
that the associated public open space shall be
provided elsewhere in the Subarea, Plan Area, or City.

The following considerations shall apply:
• The Director shall locate public open space in
coordination with the creation of Subarea Master
Public Realm & Connectivity Plans (See Section 3.4)
and according to the goals and policies of General
Plan Chapter 7: Parks, Recreation, and Open Space.

In most cases, the Director will require any public
open space not provided within a development
site to be provided within that site’s Subarea. This
ensures proximity of parks to new development,
distributes open space evenly across the Plan Area,
and provides “equitable access to recreation and
special events” (General Plan Policy PR-4.1).
• The in-lieu fee rate shall be set by the Director as
part of the Development Monitoring Program and
in coordination with any other fees related to the
Quimby Act (see Chapter 4, Implementation).

3. Standards by Open Space Type. This section
establishes the standards for the types of public open
spaces based on their function and intended physical
character. Table 3.7.D-1 lists the public open space types regulated by this chapter, their allowed sizes, and the section in which they are found. The standards for these open spaces are found on the following spreads.

Small plaza for cafe seating
Type Size (Acres) Section
Min Max
Plaza / Green .05 2 3.7.D.3.a
Neighborhood Park .25 10 3.7.D.3.b
Mini Park 0.02 0.25 3.7.D.3.c
Table 3.7.D-1: Public Open Space Types

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158 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 159 Old Town Plaza and Bandstand, Albuquerque, NM
Plaza Park, Orange, CA
Conceptual Plaza design for Indio
i. Description. Plazas and greens are public spaces
available for civic purposes and commercial activities, spatially defined by building frontages, and located at the intersection of important streets. Plazas and greens are typically less than 2 acres in size, with a mixture of landscape and hardscape, and shaded by trees and/or
open shade structures. Plazas have a greater portion of hardscaped space, while greens have a greater portion
of landscaped space.
ii. Context and Connectivity. Plazas and Greens are
generally located near the main centers of commercial
and pedestrian activity. Because of this, they are some of the most important public open spaces within a city, typically becoming an integral part of a community’s
identity. Additional collector streets also connect to
the space from all directions. No vehicular access is
permitted through a Green or Plaza, but adequate onstreet parking is supported by continuous crosswalks, bicycle lanes and other pedestrian facilities with
convenient and unrestricted movement through the
public space.
iii. Function and Opportunities.
• A Plaza’s or Green’s principle function is to serve as a gathering spaces and support civic and commercial
activities such as farmer’s markets, music concerts and art fairs. The space’s design must serve all ages and
abilities as it provides safe and convenient pedestrian connections through the site as well as 360-degree
vistas of the surrounding building frontages and key
locations. Traffic-calming features such as crosswalks, pedestrian-oriented intersections, and landscaped
buffers may be implemented to enhance the
pedestrian experience. A second function of a Plaza or
Green is to support flexible allocation and closure of
the space. In turn, future ordinances and policies must allow for flexible and creative use of the space.
• Successful design, implementation and function of
greens and plazas is critical to the success of the Indio.

Not only do they serve as gateways and gathering
spaces, but they also enhance economic development,
aesthetics and walkability of the community.

3.7.D.3.a - Plaza / Green
Monuments may be used to create formal or historic gathering spaces within a neighborhood or city.

Plazas create essential gathering spaces that support local commercial and retail uses.

Sundance Square, Fort Worth, TX
iv. Landscape. A Plaza or Green must achieve the
following:
• Provide a balance of drought-tolerant trees, plants
and groundcover that provide significant shade and
interconnected spaces for convenient movement
through the space. See Section 3.14.E, Landscaping.
• Plazas or Greens may have variations in levels,
structures and hedges to create smaller “rooms”
within the plaza.
• The introduction of terrain variation should provide
a sense of physical movement across the green as
well as support water drainage and reclamation
patterns.
• Furnishings such as benches, chairs, tables and
drinking fountains are required.
v. Design Details and Elements
• Size. Designs may vary. They may range from .05 to
2 acres.
• Visibility. A Plaza / Green must be visible from all
sides. Pedestrians and motorists alike must be able
see through the space to the opposite side.
• Frontages and Adjacencies. They shall have
a vehicular street on at least one side. It is
recommended that they have streets on at least 2
sides, if not more. Proper scaling and orientation
of the Green and Plaza and its relation to the
surrounding streets and buildings are critical.
• Shading and Lighting. Given a Green and Plaza’s
size and largely hardscaped surface, adequate
shading from shade trees, landscape elements and
structures is critical.
• Structures and Improvements. Greens and
Plazas provide iconic locations for pavilions,
kiosks, bandstands, public art, water features and
monuments. All installations must enhance the
gathering space, open spaces and not obstruct
views and pedestrian connections.

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160 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 161 i. Description. Parks have the opportunity to be the
largest open spaces in Plan Area, ranging in size
from 1/4 to 10 acres, and available for unstructured
recreation. A Park may be spatially defined by
landscaping rather than building Frontages, and
its landscaping should consist of drought tolerant
softscape, lawn and trees, naturalistically composed. The “Rule of 10” developed by the Project for Public Spaces is a recommended guideline for park design, providing
at least 10 types of activities, from active to passive, for children and adults of all ages.
ii. Context and Connectivity. All parks should be scaled and designed according to the scale and uses of their
surrounding context. Parks are to be centrally-located
(as shown on the right) and will provide both active and passive open space, event venues and recreational fields for both residents and visitors. All parks should offer abundant on-street parking on the perimeter streets
that can be used by residents, visitors, shoppers and
diners who may also frequent the park.
iii. Function and Design Opportunities. Parks in Indio
should offer a full range of outdoor experiences for
people of all ages and abilities. Park facilities may
include passive open greens, recreational fields, pools, squares, amphitheaters, other programming or event
spaces, or simply pedestrian and bike pathways.
iv. In addition to their uses and built features, parks in the Plan Area will provide critical solar cooling and ecological preservation and restoration through the integration
of drought-tolerant trees, plants and hardscapes that
facilitate on-site water recapture and recycling.
v. Landscaping
• Trees and plants shall be arranged naturalistically and provide shade on the edges of the parks and on the
open greens. See Section 3.14.E, Landscaping.
• Hardscape shall generally be kept minimal with
paved trails providing convenient connections and
circulations through the park space.
• Unnecessarily complicated and distracting paving
patterns are discouraged.
• Landscaping and hardscaping should be porous and
facilitate water recapture through the use of bioswales and other green infrastructure.

This conceptual neighborhood Park will include pedestrian connections to surrounding blocks.

A conceptual Park at the edge of downtown with tree nursery and gathering space across the street
Parks should support a variety of uses and facilities from open greens to playgrounds and other built structures.

3.7.D.3.b - Neighborhood Park
Drought-tolerant plants and landscaping should use a variety of colors within all public open spaces.

Hardscape and landscape may recreate terrain and spaces within a park that complement natural forms.

Open spaces provide family and child-friendly facilities such as playgrounds.

Palm Desert’s Civic Center Park successfully provides a number gathering spaces for a range of passive and active uses. vi. Important Details and Elements
• Visibility. All parks must be visible and easily
accessible from the street and adjacent blocks.

Pedestrians and motorists alike must be able see
clearly through the space.
• Frontages and Adjacencies. Parks should have
pedestrian-oriented frontages on all sides, with
on-street parking provided wherever possible.

Frontages will include clear entrances and facilities
for both pedestrians and bicyclists. Whenever
possible, parks should connect to the larger
pedestrian network.
• Shading and Lighting. Adequate shading from
trees, landscape elements and shade structures is
vital to encourage comfortable gathering spaces,
recreational areas and circulation through the park.
• Structures and Improvements. Parks may have a
range of buildings and structures such as pavilions
and event venues, amphitheatres, stages, dining
areas, water features and other programmingrelated structures. All installations must enhance the gathering space, open spaces, and not obstruct
views or pedestrian connections.

CHAPTER 3 | THE CODE
162 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 163 i. Description. Mini Parks are defined as small open
spaces tucked into blocks at the scale of lots (typically up to 1/4 acre). They are usually designed equipped for the recreation of children, generally fenced and may include an open shelter. Mini parks by alternatively be designed primarily for quiet, passive recreation, and in all cases they are intended to be interspersed within residential areas.
ii. Context and Connectivity. Mini Parks may be
located anywhere within a block; however, they
should be strategically placed and sized in order to
contribute to the larger network of open spaces within
the community. Mini parks may be ideal on small
neighborhood blocks adjacent to blocks that have larger open spaces.
iii. Function and Opportunities
• Mini Parks will primarily serve the residents located immediately on the same block. However, a Mini Park’s
location on the block and its visibility to the street may allow it to serve those beyond the block.
• Mini parks may also serve as gateways or iconic
markers for smaller neighborhood sub-areas.

They have the ability to generate value for a given
community or block and the ability to foster a sense of safety and visibility for the immediate community.
iv. Landscape. Guidelines for landscape features and
conditions are listed as follows:
• Groundcover may range from predominately greens,
to hardscape, or a balance of both. However, paved
paths and hardscape features should be integrated to
encourage pedestrian movement through the park.
• Unobstructed lawn, planting beds, hardscape, and or
drought tolerant landscape are recommended. See
Section 3.14.E, Landscaping.
• Trees arranged either naturalistically or formally and shall be of sufficient scale for their particular context. • Unnecessarily complicated and distracting paving
patterns are discouraged.

Conceptual corner Mini Park
Mini Parks may be used to connect the larger public realm and open space network.

A mini park with adjacency to single-family homes

3.7.D.3.c - Mini Park
v. Design Details and Elements
• Size. 0.02 acre to 1/4 acre, in general.
• Visibility. Visibility from one side of the Mini Park to the other is required (hedges shall not exceed 36
inches in height).
• Frontages and Adjacencies. Mini Parks shall front
at least one public street when located mid-block,
or two public streets on the corner of a block.
• Shading and Lighting. Shading should be provided
mostly from natural and drought-tolerant trees
and plants to create a more natural setting. Shade
structures may be allowed but should be limited in
use and appropriately scaled.
• Structures and Improvements. Built structures
may include by are not limited to pergolas, trellises,
small monuments, water features, and pedestrian
amenities (benches, tables, drinking fountains, etc.),
bike racks, playground equipment and informal
athletic courts that provide a focus to the Mini Park.

Mini park providing passive open space and pedestrian route Neighborhood serving recreation facilities are ideal for Mini Parks.

Pavers and simple hardscapes may be used to create temporary A mini park with a small plaza mini parks if further development is planned for future phases.

CHAPTER 3 | THE CODE
164 | INDIO 111 CORRIDOR SPECIFIC PLAN ADOPTED 9.21.22 | 165 Table 3.8-1 Building Placement
Notes for Table 3.8–1

1. See Section 3.8.B.1.b for allowed
buildout interruptions. See
Section 3.14 for exceptions
applicable to Limited Uses in the
MU-C Zone.

2. See Section 3.12.D.3.b for
exceptions applicable to Frontage
Lanes.

3. For corner lots only.

Figure 3.8-1 Building Placement
Building Footprint
Property Line
Street - See § 3.7.B
Public Open Space
See § 3.7.D
Parking Lot
See § 3.12
Forecourt
See § 3.8.B.2
and 3.13.G
Street
StreetStreet
B B
A B
A A
E
C
C
D
F F Alley
Passage
See § 3.7.B
Passage
See § 3.13.G
Chamfered
Corner Entry

1. Intent
This Section establishes standards to ensure that proposed development within the Specific Plan area promotes a
pedestrian-friendly environment along the street by placing buildings at the front of the site and locating parking at the center or the back of the site.

2. Applicability
The standards and guidelines of this section apply to all projects which include the construction of new primary buildings. Minor exceptions to the standards herein may be allowed for Limited Uses, as defined in Section 3.14.

3.8 | Building Placement & Access

3.8.A. Introduction

3.8.B. Standards & Guidelines

1. Placement & Orientation. All new primary buildings
shall front onto and take primary access from the public realm (except alleys) or a public realm extension (see
Section 3.8.B.2) per the façade and frontage standards of Section 3.10 and the standards of this section.
a. Build-To Range. The street-facing façade of new
primary buildings shall be set within the ‘Build-To
Ranges’ identified in Table 3.8–1.
i. Additional ‘Front Street Build-To Range’ standards
and guidance are provided according to frontage type
in Section 3.10.C.
ii. The following elements may encroach past the ‘BuildTo Range’:
(a) Projecting Architectural Elements, subject to the
requirements of Section 3.10.D.
(b) Surface parking, subject to the requirements of Section

3.12. b. Buildout Percentage. New street-fronting primary buildings shall be built along the street per the
buildout percentage requirements indicated in Table

3.8–1. Buildout percentage is the length of building
required along the street frontage in relation to the
lot width (minus required side setbacks). The buildout
length may be interrupted by the following elements:
i. Forecourts that are a maximum of 60’ wide, subject
to the requirements of Section 3.13.G.2.
ii. Entrances to paseos, passages, or side yards that are a maximum of 30’ wide, subject to the requirements
of Section 3.13.G.2.

Street
Street
StreetStreet
iii. Exterior staircases and associated landing areas.
iv. Chamfered corners, provided they include a primary
entrance or stairway. See Figure 3.8-1.
v. Parking courts, that are a maximum of 100’ wide,
subject to the requirements of Section 3.12.D.3.a.
vi. Drive-through entrances and exits, per the
requirements of Section 3.14, Limited Uses in the
MU-C Zone.
vii. Surface parking lots fronting secondary streets, per the requirements of Section 3.12.D and Section 3.14,
Limited Uses in the MU-C Zone.
c. Setbacks. All buildings shall be placed in relation to each other and to their property lines per the setback
standards in Table 3.8–1.
i. Allowed encroachments into required side and rear
setback areas are identified in UDC Section 3.02.03.
d. Access
i. Entrances into residential units shall not be located more than 250 feet from the tenant/visitor parking
space(s) assigned to that unit, as measured along
walking paths.
ii. Where alleys are present, vehicular access to on-site parking shall be from the alley.

Dimension Mixed-Use Corridor Neighborhood General Neighborhood Low A Front Street Build-To Range 0’ – 10’ 5’ – 15’
Front Street Buildout (min.) 100% 1 70%
Highway 111 Build-To Range 0’ – 15’ 2 N/A
B Side Street Build-To Range 3 N/A 5’ – 15’
Side Street Buildout 3 80% for the first 40’ from the Front Street; no buildout requirement after 40’.

Outbuildings must be located on street side.

C Building Length (max) 300’
Single family detached: 40’
Single-family attached:
5 units or 100’
Other building types: 200’
Single family detached:
40’
Single-family attached:
5 units or 100’
Other building types: 70’
Setbacks (min.)
D Side yard 0’ 10% of lot width or 5’, whichever is less E Rear (w/ alley) 15’ from centerline of alley
Rear (w/o alley) 5’
F Minimum Separation between
Multiple Buildings on a Single Lot 10’ 10’ 10’