Highway 111 Corridor Specific Plan

 

September 21, 2022 City Council Public Hearings for Highway 111 Corridor Specific Plan and Associated CEQA Finding of Consistency

The Indio Planning Commission conducted a public hearing for the Highway 111 Corridor Specific Plan on August 24, 2022. The Commission also conducted a public hearing on the Finding of Consistency documentation for the Specific Plan that addresses compliance with the California Environmental Quality Act (CEQA). The City Council is scheduled to conduct public hearings at its September 21, 2022 regular meeting for the Highway 111 Corridor Specific Plan and Finding of Consistency and may adopt both. Please find below the Draft Highway 111 Corridor Specific Plan and the Finding of Consistency. Mailed notices were sent to property owners within the Specific Plan boundaries on September 11, 2022 and a legal public hearing notice was published in the Desert Sun on September 9, 2022

Indio 111 CSP Adoption Draft 9-12-22

111 Corridor Specific Plan FOC_Draft_081822 Final

 

NOTICE OF PLANNING COMMISSION PUBLIC HEARING

NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Indio will hold a public hearing on Wednesday, August 24, 2022 beginning at 6:00 p.m. The public hearing will be held in person at 150 Civic Center Mall, Indio, CA 92201 and via teleconference. The public can participate in the hearing remotely and in person, consistent with Government Code Section 54953(e) (AB 361), to consider the following:

Public Hearing Items: 
Highway 111 Corridor Specific Plan extending an approximately quarter mile on either side of Highway 111 from Jefferson Street to Indio Boulevard. The Highway 111 Corridor Specific Plan will act as the regulatory document for land uses, development standards and design standards within the Corridor boundaries and will provide direction for future public improvements within the Corridor. The adoption of the Highway 111 Corridor Specific Plan will repeal and replace the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan 300 currently in effect for certain real properties within the Corridor.

California Environmental Quality Act (CEQA) Determination: 
Pursuant to CEQA Guidelines Section 15162 and Section 15168.c.2, the Director of Community Development, acting as the lead agency representative, has made a Finding of Consistency for the proposed Highway 111 Corridor Specific Plan with the findings of the City’s Final Environmental Impact Report for the City of Indio’s General Plan 2040. The 2019 Final EIR, which was adopted by the Indio City Council on September 18, 2019, establishes the City’s vision and capacity for development of the City through the year 2040. Since adoption of the GP 2040 and associated EIR, the City has initiated the preparation of Specific Plan for the Highway 111 Corridor in order to implement the land use patterns and development framework established by the City’s General Plan 2040. Based on this Finding of Consistency, the Director of Community Development has concluded that no further environmental analysis is required.

View Only Meeting Option: Members of the public who desire to address the Planning Commission during the meeting may do so via Livestream, Facebook Live, YouTube, or Zoom: Livestream on the City's website at: https://indio.civicweb.net/Portal/Video.aspx Facebook Live at: https://www.facebook.com/Cityoflndio/ YouTube at: https://www.youtube.com/channel/UCnJCb93GZ3LsUSpDYss2oWA.

View and Participate Option: View and participate via Zoom. Zoom information is located on the agenda https://indio.civicweb.net/Portal/MeetingInformation.aspx?Id=144 Zoom webinar information to view and participate is as follows: ZoomLink: https://us02web.zoom.us/j/85948258887?pwd=eGczN0lkbVh1T1J4b01sbXBReFRSdz09
Webinar ID: 859 4825 8887 Passcode: 686864 

Teleconference Attendance Option: Consistent with Government Code Section 54953(e) (Assembly Bill 361), members of the Indio Planning Commission and City Staff are permitted to attend the meeting by teleconference and such teleconference locations are not accessible to the public and are not subject to special posting requirements.

In-Person Meeting Option: The meeting will be conducted in the City of Indio City Council Chamber, 150 Civic Center Mall, Indio, CA 92201. This meeting will be open to the public for in-person attendance in addition to virtual meeting participation opportunities via Zoom in compliance with current governmental orders. Members of the public will be required to comply with the California Department of Health Guidance for indoor public settings unless otherwise exempt.

Written Comments: Written public comments on agenda and non-agenda items, or both, may be submitted by email to the Commission Secretary at jbelman@indio.org. Please specify on the subject line the agenda item number or if general public comment .i.e., non-agenda item). Email/written comments must be received by the Commission Secretary no later than 2:00 p.m. on the day of the meeting, and such comments will be distributed to the Planning Commission and posted on the agenda landing page and be made part of the agenda packet and public record of the meeting; however, they
will not be read during the meeting.

Oral Comments: Oral testimony can be provided in person or during the virtual live session. Individual speakers are limited to three minutes each, unless, for good cause, the presiding officer amends the time limit. To address the Planning Commission in person please complete speaker request card located at the entrance and give it to the Commission Secretary. Your name will be called when it is your turn to speak. To address the Planning Commission during the virtual live session via zoom, please email the Commission Secretary at jbelman@indio.org. The Commission Secretary will facilitate to the extent possible any email requests to provide oral testimony that are sent during the live meeting. Please specify on the subject line of the email “Oral Comment” and note the agenda item number or if general comment (i.e., non-agenda item). To participate during the live session, please keep track of the meeting proceedings by watching the meeting via Livestream, Facebook Live, YouTube, or Zoom. Your name will be called when it is your turn to speak.

Public Hearing Items: Any person may provide in-person comments on public hearing items. Oral or written comments will also be accepted on public hearing items in the manner prescribed above, except that comments will be accepted during the public hearing until the hearing is closed. If you challenge the decision of this project/application in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in correspondence filed prior to or during the hearing.

Accessibility Accommodation: If you are an individual with a disability and need a reasonable modification or accommodation pursuant to the Americans with Disabilities Act, please contact the Commission Secretary at jbelman@indio.org 24 hours in advance of the hearing for assistance. 

Publication Date: August 12, 2022

Jessica Belman

Commission Secretary


Community Survey:

We want to hear from you! Please click on the link below to participate in a community survey for the Highway 111 Corridor Specific Plan. Your feedback will help the City of Indio develop a strategic action plan for the future revitalization of 3.9 miles of Highway 111 between Indio Boulevard and Jefferson Street. Thank you for taking the survey.

Highway 111 Corridor Specific Plan Survey

Virtual Community Meetings: 

Please click on the link below to view the first of three planned community meetings for the City of Indio Highway 111 Corridor Specific Plan Project. You can also view the meeting presentation by clicking the second link below.

Video Recording of June 29, 2021 Virtual Community Meeting No. 1

Meeting Presentation of June 29, 2021 Virtual Community Meeting No. 1 

Video Recording of September 11, 2021 Virtual Community Meeting No. 2

Meeting Presentation of September 11, 2021 Virtual Community Meeting No. 2

Video Recording of December 9, 2021 Virtual Community Meeting No. 3

 

 

 

The Project

The Highway 111 Corridor Specific Plan is intended to be a strategic action plan for the future revitalization of 3.9 miles on Highway 111 between Indio Boulevard and Jefferson Street. Key planning goals include:

  • Create strategies for the production of a minimum of 500 new housing units within the corridor inclusive of market-rate and affordable and workforce housing;
  • Develop new and updated zoning and development standards to implement the land use and transportation patterns envisioned by the Mixed Use Neighborhood and Midtown land use designations in the Indio General Plan 2040;
  • Prepare revitalization tactics to physically improve the corridor’s public and private properties that balance a quality built environment and enhanced aesthetics with financial feasibility; and
  • Create sustainable economic development approaches that meet the services needs of residents and businesses and that provide for increased workforce employment opportunities in the corridor, particularly for family wage jobs.

The Highway 111 Specific Plan will replace two existing Specific Plans that apply to certain properties in the Corridor. The two existing Specific Plans are the Central Highway 111 Specific Plan and the Mixed-Use Specific Plan 300.

Project Study Area Map

How is the Project Being Funded?

The City applied for and received a $310,000 State of California Senate Bill 2 (SB 2) Planning Grant for the project. The City executed its agreement with the California Department of Housing and Community Development for use of the grant monies on March 16, 2020.

 

Who is Managing the Project?

 

The Indio Community Development Department is managing the project. In August 2020, the City Council approved a contract with BAE Urban Economics to provide professional consulting services to the City to assist in the development of the Specific Plan.

 

What is a Specific Plan?

 

A specific plan is a document designed to implement the goals and policies of the General Plan. These plans contain detailed development standards, distribution of land uses, infrastructure requirements, and implementation measures for the development of a specific geographic area.

 

The California State Legislature has previously adopted statewide legislation for the application and use of Specific Plans. An important criterion for Specific Plans is that they must be in compliance with the adopted General Plan for a community. Below is the statewide legislation for Specific Plans:

 

GOVERNMENT CODE SECTION 65450-65457

 

65450.  After the legislative body has adopted a general plan, the planning agency may, or if so directed by the legislative body, shall, prepare specific plans for the systematic implementation of the general plan for all or part of the area covered by the General Plan.

 

65451.  (a) A specific plan shall include a text and a diagram or diagrams which specify all of the following in detail:

   (1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.

   (2) The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.

   (3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.

   (4) A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3).

   (b) The specific plan shall include a statement of the relationship of the specific plan to the general plan.

 

65452.  The specific plan may address any other subjects which in the judgment of the planning agency are necessary or desirable for implementation of the general plan.

 

65453.  (a) A specific plan shall be prepared, adopted, and amended in the same manner as a general plan, except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body.

   (b) A specific plan may be repealed in the same manner as it is required to be amended.

 

65454.  No specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan.

 

65455.  No local public works project may be approved, no tentative map or parcel map for which a tentative map was not required may be approved, and no zoning ordinance may be adopted or amended within an area covered by a specific plan unless it is consistent with the adopted specific plan.

 

65456.  (a) The legislative body, after adopting a specific plan, may impose a specific plan fee upon persons seeking governmental approvals which are required to be consistent with the specific plan. The fees shall be established so that, in the aggregate, they defray but as estimated do not exceed, the cost of preparation, adoption, and administration of the specific plan, including costs incurred pursuant to Division 13 (commencing with Section 21000) of the Public Resources Code. As nearly as can be estimated, the fee charged shall be a prorated amount in accordance with the applicant's relative benefit derived from the specific plan. It is the intent of the Legislature in providing for such fees to charge persons who benefit from specific plans for the costs of developing those specific plans which result in savings to them by reducing the cost of documenting environmental consequences and advocating changed land uses which may be authorized pursuant to the specific plan.

   (b) Notwithstanding Section 66016, a city or county may require a person who requests adoption, amendment, or repeal of a specific plan to deposit with the planning agency an amount equal to the estimated cost of preparing the plan, amendment, or repeal prior to its preparation by the planning agency.

   (c) Copies of the documents adopting or amending the specific plan, including the diagrams and text, shall be made available to local agencies, and shall be made available to the general public as follows:

   (1) Within one working day following the date of adoption, the clerk of the legislative body shall make the documents adopting or amending the plan, including the diagrams and text, available to the public for inspection.

   (2) Within two working days after receipt of a request for a copy of the documents adopting or amending the plan, including the diagrams and text, accompanied by payment for the reasonable cost of copying, the clerk shall furnish the requested copy to the person making the request.

   (d) A city or county may charge a fee for a copy of a specific plan or amendments to a specific plan in an amount that is reasonably related to the cost of providing that document.

 

65457.  (a) Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified after January 1, 1980, is exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code. However, if after adoption of the specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental environmental impact report for the specific plan is prepared and certified in accordance with the provisions of Division 13 (commencing with Section 21000) of the Public Resources Code. After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the specific plan.

   (b) An action or proceeding alleging that a public agency has approved a project pursuant to a specific plan without having previously certified a supplemental environmental impact report for the specific plan, where required by subdivision (a), shall be commenced within 30 days of the public agency's decision to carry out or approve the project.

 

Project Resources

 

August 19, 2020 Council Agenda Packet for BAE Urban Economics Professional Services Agreement

Central Highway 111 Specific Plan

Mixed-Use Specific Plan 300

 

Share Your Thoughts and Ideas

 

Do you have thoughts and ideas for the Highway 111 Corridor Specific Plan that you would like to share? If so, please email them to us at Hwy111SP@indio.org.

 

Sign Up for Project Updates

 

Stay up to date on project activities and upcoming events. Please email Hwy111SP@indio.org and your email will be added to the project contact list.

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