Highway 111 Corridor Specific Plan

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 

Upcoming Virtual Community Meetings: 

December 9, 2021 at 6:30pm 

 

 

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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