Good evening, everyone. I'd like to call the Planning Commission meeting of
August 26, 2026 to order at 6:01 p.m. If we could please have roll call.
» Yes, Commissioner Santos. >> Present.
» Vice Chairperson Ortiz. >> Here.
» Commissioner France. >> Present.
» And just for the record, Commissioners Slater and Scarboro-Aguilar absent.
» Thank you very much. Commissioner Santos, can you lead us in
the pledge? >> Yes, ma'am.
» Thank you.
Thank you. Um, okay, we'll have a minute for
information from staff, Brian. >> Yes, thank you, Chairwoman and to the
Commission. I just wanted to advise the Commission this evening that the item
6.3, that's the Lincoln Apartments project, we are going to remove that
from the agenda tonight. We're going to bring that back on September 9th, 2026.
So, that is the very next meeting. Staff is working with the applicant to go over
some sequel review, and we will bring it right back. But, as far as tonight, we
won't come to item 6.3. We will not open up the hearing. It's been formally
withdrawn from the or asking you to formally withdraw from the agenda
tonight. If someone wants to speak, they could do it during the the public
comment for items not on the agenda. And that would be my recommendation to you.
» Thank you. Do we need a motion to withdraw it from the agenda?
» No. Um may I just add also to ensure that um
if anyone has public comments on this item, um
they can make them during um general public
comment like Brian said, um but to ensure that their comments are
considered as part of the administrative record pertaining to item
uh 6.3, um we ask that those public comments are
provided again um when the item returns to the
commission. Or they or they can submit it in
writing. >> Thank you.
Okay. Um with that little housekeeping item
done, let's move on to public comment. I'll go ahead and open the public
comment. Is there anyone here who would like to speak on items that are not on
the agenda? Anyone online?
» I have no requests. >> Nope. Okay, seeing none, we'll go ahead
and close the public comment. And we'll move on to item 4.1 uh the
minutes. Do I have corrections or a motion?
» I believe we may need to continue the minutes um
since >> [snorts]
» cuz not everybody's here. >> Okay, we will continue the item to our
next meeting. And we'll go ahead and move on to item
number five, a staff presentation from our internship intern. Thank you.
» Hello everyone. Um good evening. Chairperson Franz and commissioners, my
name is Jennifer Escobar and I want to share a little bit about my experience
as a housing intern here at the Community Development Department for our
City of Indio.
So, a little bit about my background. I am a student Arizona State University.
I'm earning my bachelor's and master's in urban planning. It is a concurrent
program. So this spring I'll be earning my bachelor's and the year after will be
my master's. A little bit of what my internship
focused on was housing policy, developmental review, planning research,
and earning municipal experience. A little bit about myself as well is that
I also work at Starbucks and I did that throughout the duration of this
internship as well. I'm earning the tuition benefit there. So that's been
really great. I also commute from Moreno Valley. So that's what that little
picture is at the end. That's our M mountain. And so that's about an hour
and I've been managing that for the summer as well.
So I worked in the housing and neighborhood services division. One of
the biggest things that I took away from that was that I learned that it's not
just about producing as many units as possible, but it's also about looking
for funding sources, understanding state requirements, and local policies,
as well as developmental regulations, community needs, and how that all comes
together so that we can benefit our community.
Seeing those different pieces come together gave me a much better
understanding of the role a city plays in housing needs.
So a little bit about the projects that I was working on during my time here was
focusing on ADU program research. I also looked into creating a density bonus
application. Um along all side of that, I also
reviewed planning policy and development review.
For the ADU program, I researched how the other jurisdictions might have their
approaches to pre-approved plans and how Indio could potentially involve those as
well and create our own program. I also helped create the density bonus
application. So, that meant that I was researching state requirements and
helping organize information into a format that could be more accessible to
the public and to our staff. Alongside those larger projects, I had
opportunities to participate in development and planning research.
These experiences helped me understand how planning concepts and regulations
move from research and policy, but how we can implement those programs into
Indio as well.
So, one of the most important aspects of the internship was understanding how the
work that I did supported the city's broader strategic priorities. My work
mostly directly connected with economic opportunity and organizational
excellence through housing initiatives and funding
research, I was able to see how planning can support economic opportunity by
helping expand housing options and identifying resources that can support
development. My work also contributed to organizational excellence through
ordinances and policy research and collaboration across different
departments in our community development.
What stood out to me was that even though the research may seem small
behind the scenes or um
that it can ultimately support larger city goals when it comes to helping make
policies clearer and easier to implement.
So, what I learned from the internship was when
housing policy is connected to most aspects of what the community needs. I
also learned that planning requires a lot of collaboration. Housing decisions
involve planners, building inspectors, management applicants, and developers.
Most importantly, I learned about the process of research to policy and to
implementation. It's one thing to understand a planning concept when I was
in the classroom, but seeing how that concept becomes an ordinance or an
application, a or a developmental project, it gave me
a clear understanding of municipal planning. Overall, I think this
experience gave me a much clearer path towards understanding the type of
planner that I would like to be alike.
And so, I do have a moment for questions, um but real quick, I did also
want to take a moment to express gratitude, especially towards David, for
taking me under his wing, and for trying to instill as much as his knowledge into
me as possible, and to the rest of the team as well. Um I had a really good
experience. Everything was very positive, and I appreciated having a
really educated team. So, thank you. >> Thank you. Do we have any questions?
» No, I I I just want to say thank you and congrats on your um
going to ASU for your uh degree, your bachelor's and master's, and thank you
for choosing NDO for your internship. So, I really I thank you for that.
» I just want to say thank you for all your work, and then I also went to ASU,
so let's go Sun Devils. >> So, thank you so much. Um I hope I'm
glad you had a good experience, and we hope that when you're done with your
degree, that you'll come back. We always need new new fresh ideas and new people
to to take on the challenges that are coming. So, good luck.
» I appreciate that. Thank you. >> Thank you.
Okay, we'll go ahead and move on to public hearing item, item 6.1.
We're going to discuss discretionary and conditional use permit for a 7 Brew. We
can please have a staff report. >> Yes, you can. Good afternoon, good
evening commissioners. I will be doing a quick presentation over the 7 Brew
project. It's case file number plan PRD 26
0027 and plan CUP 26 0011.
This project is located off of Highway 111. Um
uh Oh my goodness.
Um near Jefferson. Yes, thank you. Um right near the city border with the city
of La Quinta. Um the project includes the development
of one drive-thru restaurant totaling 910 square feet with walk-up pedestrian
takeout. Um this project includes the review of architecture, pedestrian
circulation, landscaping, and signage, as well as a conditional use permit to
allow a drive-thru as a limited land use.
Um in the Highway 111 specific plan a conditional use permit is required for
all drive-thrus and it is considered a limited land use which
for drive-thrus it is does require city council approval rather than planning
commission. So, your decision will be a recommendation to the city council
should you move [clears throat] forward with the
project. I've also included a project elevations
on the dais. You have a color materials board
near the bottom of the building. That's the black
black onyx black concrete tile. Above that is the hardy plank. It's a light
gray color. There's going to be blue metal coping um
along the top of the building um as well as some um accents on the um
trash enclosure roof. Uh and then the light gray coping is near the windows.
Um, I also included the site plan um
Uh it includes two drive-thru lanes and a circulation lane for access to
parking. Um the trash enclosure is on the southeast portion of the site. Um
there is pedestrian connectivity from Highway 111 to the walk-up window as
well. I also included the landscape plan. Um
I do want to also add that we added two conditions of approval specifically
conditions number 24 and 25 um for the installation of palm trees fronting
Highway 111 as well as a condition of approval number 25 for the installation
of shade trees along pedestrian pathways.
Um so um well there is more landscaping included as
part of the conditions of approval. The application also in includes a
request to deviate from the Highway 111 specific plan for signage. Specifically,
it increased in it includes a request to increase the
maximum height of signs from 30 in to 6 ft for graphical wall signs and then
increasing the number of signs for one per street frontage to one per building
facade. Um the proposed project is consistent
with the um Indian General Plan 2040, the Highway 111
Corridor Specific Plan, and the Unified Development Codes um subject to Planning
Commission recommendation of approval and conditions of approval. Um
the project is categorically exempt from CEQA pursuant to section 15332 for
infill development of the California Environmental Quality Act. Um with the
application of conditions of approval, the project is recommended for approval,
um, and the conditions are binding and must be adhered to. Um, so, the staff
recommendation tonight is to approve, uh, resolution number 2147 and 2148 for
the Seven Brew drive-thru, um, and recommend the city council approve the
planning review discretionary application and the conditional use
permit, um, and find the project exempt from CEQA, um, pursuant to section 15332
for infill development. Um, and I'm open to questions and the
applicant is here as well, or the applicant's representative is here as
well for any questions as well. >> Thank you, Luke. Any questions of Luke
at this time? So, I have a couple. Um,
I know that we have to, you know, approve all drive-thrus. Can you pull up
the image of like the like what is around that area? I think there's a lot
of open space still, right? >> Yes.
Yeah, uh, I don't have a more zoomed-in version, um, but north of the project
site there's, um, big box retail stores including Home
Depot. Um, to the south of the project site, it's, um, similar. It's an EOS
Fitness. Um, and then to the west of the project
site, it's another drive-thru restaurant, but that's in the city of La
Quinta. To the east of the project site, it is a, um, a vacant parcel.
» Okay. So, there's not another drive-thru restaurant close by, right? It's not
like we're not getting a whole bunch of drive-thru spots in one area. This seems
to be very open still. >> Yes, so in the city of Indio there are
no other drive-thrus in this planning area. It's, uh, considered to be
planning area one of the Highway 111 specific plan and there have been no
other limited land uses approved since the adoption.
» Okay. That was my my biggest concern. The other question I had was about the
signage. >> Mhm.
» It seems like going from 6 in or what was it? 30-in to 6-ft. It's more
than double and we've kind of been real careful with our signage
on purpose, right? We're trying to keep a certain feel and look for the city.
So, is there anything in the area that is
even close to this size of signage or is this really going to stand out compared
to everything that's around that area? >> Um I don't have the size of the signage
um for the existing Eos Fitness, um but that was approved before the adoption of
the Highway 111 Specific Plan under the MUSP 300 um and it is rather large
signage. I just don't have the number of the height.
» Okay. So, maybe Brian, is this anything that we should be super I mean, it's a
small building first of all. It's only 910
sq ft. It's literally just going to be drive-thru, which drive-thru coffee is
great. Don't get me wrong, but um I want to make sure that the the size of
the signs isn't going to be really large and not
not fit the look that we're trying to do with the Highway 111 Specific Plan.
» Yeah, that's a good question, Chair. So, [clears throat] we have been working
with the applicant including the assistant planner.
Um at one point the monument sign that they were proposing was way too large
and we told them because of your proximity to Highway 111
being so close that a a monument of that size um is usually not built and would
not be appropriate for this location. So, it's a little bit of a balancing
act. Um they significantly reduced the size of the monument, but what they do
have is a larger um wall sign.
Um I agree, it is a little large, so that's why it's before the Planning
Commission tonight. If you would like to reduce that, you can make that
recommendation and that'll go to the City Council. They'll have the final
decision on that size. Um I agree, It wall sign is quite large uh
for the size of the building. I'm leak looking at EOS Fitness right
now and it's a very large sign, but that's a very large building as well.
So, it's up to you um on how you'd like to proceed and if you
want to make a recommendation, I'm sure the applicant who's here tonight can
give you a little more background on why that sign that wall sign is so large. Um
that might help to give some more context to what they're proposing.
» Would you be able to tell me this I mean I don't know if if Dutch Bros is about
the same size their building, you know, the one that we put on Jefferson.
Um how big are their signs? Cuz that's also a smaller building. Can And maybe
you can maybe get that information when we have the
applicant speak cuz I'd like to be able to compare it to something comparable,
right? It's hard to imagine 30 in 6 ft.
» I'll go ahead and pull it up on the Google Maps, but I'm probably not going
to be able to find the square footage, but um in the meantime we can hear what
the applicant wants to >> And we have the Dutch Bros on 111.
That's the one I actually meant, not the one on Jefferson.
» [laughter] >> So, all right. We'll go ahead then. Any
questions of staff? Okay, go ahead. >> I do have a question for staff. Um
Thank you, Luke, for you know, for your work and for presenting this item. Um I
do have a question about traffic. Um I know exactly where that specific
location is going to be cuz I go to EOS every day at 6:00 a.m.
Um and then I feel that have you have we looked into the traffic flow? Because to
go into that specific location, you either have to make if you're going on
Highway 111 going to towards La Quinta, you either you're going to make a U at
Costco Drive or make a left on uh on Jefferson and then go cut through the
gas station. So, have we have we looked into like is the traffic the cars going
to overflow into 111 or how is the going to
traffic situation is going to work out? >> That's a good question. So, um
the city's traffic engineer did review um this site plan and and this is not
the first iteration of the plan. There was a alternate version
during the pre-application conference that had the drive-through lane a little
bit longer, but the drive-through was between the
property line and the building. So this is kind of an updated version to
more closely align with the goal of Highway 111.
There hasn't been any conditions of approval for traffic mitigation beyond
that from the from the city engineer the traffic
engineer and
the previous development when EOS went in,
it was a much larger building. It was I can't remember if it was more retail
or offices, but it was a bigger building. So that was also analyzed when
the previous development went in. >> Thank you.
And just for clarification, the entrance will be on the south side, not the north
side where 111 is correct? >> Correct. Yes.
» So hypothetically speaking, the traffic flow will flow into the park the
commercial parking lot. >> Correct. Yes.
» Thank you. And I am looking at the Dutch Bros.
» [clears throat] >> wall sign
on Highway 111. It is pretty small.
I would say I'm going to estimate that to be
maybe anywhere from 24 to 36 inches high.
So it's substantially smaller. So again, maybe the applicant can explain
if this is a similar format that they use on other stores or is it something
that is different for for Indio?
» Okay. Thank you. All right, we'll go ahead and open the
public hearing and we invite the applicant to come up and present.
Thank you.
» Good evening. Um Madam Chairperson, members of the commission, my name is
Cayman Wong. I'm here on behalf of the applicant. Um
my address is 4340 East Indian School Road in Phoenix.
Um we've been working with staff um for the
last, I want to say, 6 months on this, and it's been
it's been very fruitful, and we've really enjoyed doing it um and getting
this project, and we're excited to be part of the community. So, I'm here to
answer any questions that you may have. >> Thank you.
Um I guess the big question is the sign, right? It's It's bigger than
» Yeah, it's not used to it. It's a little different to you.
» little bigger. >> It's a little bigger, and I think the
reason being it is part of the brand. Um this brand is part of out of Arkansas,
and um this will be one of the first in
California. Um and it is not specific to Indio. This
is their brand. Um the reason why it is a little bit
bigger is they have something at the rooftop there, so it is 20 ft tall, this
building, um approximately, give or take a few inches. Um
but you can see that top curve piece there. They call that the muffin top.
Um don't know why they call that. It kind of
um but the front of the building is um not this elevation, but the one actually
facing um it'll actually be facing east um is
where that big muffin top is, and it is proportionate to that side of the
building. So, that's kind of why it is given that. Now, the building signage
on, which will be north, which will be facing Highway 111, is substantially
smaller. Um and that'll be the one that um you
can kind of see the outline there. Um so, the big one that you're you're
referring to is actually facing north, which is facing the gas station.
Yeah.
» And that's your standard size of the sign
» for the corporation itself. >> Correct. And initially um, they are
internally lit, but uh, Highway 111 has um,
the corridor plan has um, restrictions on that and so we're going to comply
with that and um,
and make it I think externally lit.
» Okay. >> I am looking at also a few other signs
along Highway [clears throat] 111. I'm looking at Burger King just because it
came up and it's round just like this proposed sign.
Um, it's smaller. I don't know the exact
dimensions, but it's definitely smaller. So um,
you know, it's something to take into consideration.
» Okay. Any other questions?
» In regards to the size, I understand the the
proximity to what the rest of the franchise the corporation or the
corporate stores are prox- about the same size.
This being close to I understand that we have the 111 corridor specific
plans on how what developers should abide by.
Do we have any indication because it is border La Quinta of what their
potential signage sizing are as well?
» No, I we did not review the city of La Quinta's signage standards as part of
the review um,
to kind of compare it to this.
» Okay. I'll I'll I'll reserve my uh, my opinion regarding the the signage
during uh deliberation. >> Okay. So So, this is your first um
California? >> Yeah.
» of Googled you guys and it feels like you're in Arizona, Tucson, something
like that. >> Uh Tucson, not not in Phoenix yet. We're
um but uh yeah, we are working on another
one in the city of Coachella. And uh we have approval on that one already in
permits right now. So, hopefully this one gets done quicker and
opens sooner. But um yeah, those are the two that we're working on right now in
this area. >> All right, perfect.
I think it'll be a nice addition. I think we just need to kind of talk about
the sign cuz we work really hard on what we want Highway 111 to look like. So,
» understand. Yeah. If you have any other questions, let me know.
» Perfect. Thank you. >> You're welcome.
» Do we have um anyone else wanting to speak on this item?
» I have no requests. >> Should I leave it open in case we want
to ask him another question? Or not?
Madam Attorney, can we leave the public um just open?
» Can we leave it open in case we have another question for him?
» Um >> Or just close it and then reopen it if I
want to. >> Um I apologize. Um you were asking
whether to close the public hearing now and
continue to and deliberate. >> Right.
» Um >> Or can we leave it open? That way if we
have a question for him, we can just have him come up.
» Let's do that. >> Okay. So, we're going to leave it open
in case there's questions um of the applicant. All right. Um
Does staff have any other info on the signage for us that you'd like to share?
» We're reviewing the city of La Quinta's signage standards right now.
» Cool. All right. We'll wait a minute then.
» Yeah, I thought I could measure what the Burger King sign was because it's round
and >> [clears throat]
» faces uh Highway 111, but uh looks like the Google Map isn't allowed me to do
that. >> want to make sure I clear Is Is it the
round sign that we're talking about or the longer sign that we're talking
about? Cuz I'm I'm starting to get confused as to which which sign is the
bigger one. >> It appears that based off of the
illustration that's on our screen right now that the seven
Brew shows 3 ft in height and
I'll look about 10 ft in length, roughly.
» Is it the >> Well, it's just the circular
other one I think it's it's on the screen. I can't
see the exact height of it. But I think it was closer to compliance.
» Okay, so it's so it's the circle. It's the seal.
» circle, yes. >> are on the two sides, the east and the
west. >> Okay, are we good?
» Uh just for clarification, sorry. I got a little confused. So, which is the size
for the monument that they asked that is going to be on which one is it? Is it
the seal or is it the other one? >> So, it for the size specifically it's
for the um for the seal on the building mounted
signs. In the staff report there was a mention to a 8 by 17 monument sign, but
last minute we had a revised set of um um of monument signs that were submitted
which are I have on the screen. They they comply with the Highway 111
specific plan. >> Got it.
» So, the only question is those two on the east and west side of the building.
Then the seal, the circle. Okay. All right.
Okay, do we have any other questions or
» No questions, but I'll wait for the uh city's uh review of
the La Quinta.
» Okay.
» It it may take a minute. It's a 151 page document. Um so
» Do you want to take Do you want to take a Do you want to take a 5-minute break
and then we'll just see if that's enough time?
» Let me just ask a quick question. So, um obviously it's like in La Quinta's code
and not India's code. Are you trying to >> [clears throat]
» match cuz uh directly across the street is a Starbucks.
» Right. >> Which is kind of interesting.
So, are [clears throat] you trying to match maybe what Starbucks does or what
is your intent? Cuz our codes are going to be very different.
» want it to be super bigger than anything else in the surrounding area. Do you see
what I mean? So, if if start I don't know how big Starbucks sign is normally.
But >> So, we we could look um
on the map we could look at Starbucks as well. Their round one.
Um unfortunately, we cannot uh do measuring on this type of map that I'm
at right now. But um we'll take a look at that.
» Okay. All right, let's let's take a 5-minute.
Do you want to do that? All right, let's take 5 minutes and let
staff do a little reconnaissance. Okay, we'll be back.
» Mhm.
» All right, we'll go ahead and call the Planning Commission back in session and
staff. >> Okay,
even though we continue to look at the city of La Quinta's code, we we
typically want to be our own kind of guiding um
we we guide the direction as opposed to another city. Not that that's bad
because I think that they're doing great things in in La Quinta. So, um after
talking to the applicant, um if we could put that slide up again
of the the sign that's the large one um on the muffin top as they call it.
I think we can make a compromise and a kind of balance this little better and
then the applicant can come up and and and talk about it as soon as we get that
up.
Okay.
So, essentially we'll just use the very top right-hand corner, so that's the
large one. >> [snorts]
» So, when you [clears throat] look at that sign, even though I'm not a
designer, I have been reviewing signs for a very long time. So, if you look at
the right and the left of that sign, you have uh big spaces, big gaps. But, the
top of the sign and the bottom sign, there really isn't an equalized balance
there. So, um what the applicant uh discussed this afternoon in the break is
if you could um uh allow a gap of about 12 in on the top
and 12 in on the bottom, so a total of 24 in. What that sign's going to do is
it is going to shrink. They'll redesign it um so that it will be um
pursuant to those reduced dimensions, allowing um a gap at at the top of 12 in
and a gap on the bottom of 12 in. Um um and maybe we can kind of introduce that
and see if the applicant would like to speak about that uh adjustment. If if
the commission would like to consider that.
» Thank you. I I do like that. Are you guys good with the that recommendation?
» Yeah, I'm good with that. And just going based off of the illustrations that are
on our screen, it looks like the top uh without including the roof portion, 7 ft
6 in. So, that would equate to 90 in. So,
looking at 5 and 1/2 ft signage, so. >> Okay.
All right. Um does the applicant have any comments on that or are you
» Yeah, it it probably would be a little bit less than that because of that just
we have to make it symmetrical. >> Yeah.
» Um but yeah, we we're okay with that compromise and and we can work with
staff on amending the the exhibits.
» Perfect. >> Yeah.
» Okay. Thank you. Is there anyone else that would like to speak in the public?
No. We'll go ahead and close the public hearing.
And do we Do we any more deliberation or do we have a motion?
» I'll make a motion to approve. >> With the motion back on the screen.
» [laughter]
» All right, I'll make a motion to approve um the resolution number 2147 and 2148
with the modification of the signage to be 12 in
uh gap from the top and bottom and for the applicant to work with staff for the
appropriate sizing.
» I'll second that motion.
» Did we have any other modifications that we needed?
Okay, thank you. We have a first and a second. If we can have a roll call vote,
please.
Okay.
Me, sorry.
All right, thank you very much. Looking forward to having you in our city.
Thank you.
Okay, we'll go ahead and move on to item 6.2,
review and recommendations regarding amendments to the Indian
Municipal Code. If we could have a presentation from
staff, please.
» Good evening, Chairperson Franz, Commissioners.
This David Razo, senior analyst with the Community Development Department.
This evening, we are requesting the Planning Commission review and
recommendations to the City Council regarding amendments to the Indian
Municipal Code repealing the existing density bonus regulations.
Uh updating current regulations with the
Unified Development Code and adding chapter 3.07.
Uh updating to local density bonus law
while allowing or my apologies uh
staying current with the state density bonus and is including an ordinance um
tied to our pro-housing designation.
I'd also like to acknowledge we have our consultant uh on via Zoom.
Erica Cash with Dudek uh a little bit of background on Erica.
She was the uh
forefront for our sixth cycle housing element. Uh she also drafted our
pro-housing designation and more recently uh is drafting the
current ordinance. She will provide a presentation for
Planning Commission.
» And I can't see the screen. So do Am I sharing my presentation?
» Yes. >> Perfect. Thank you. All right, we'll get
started. Good evening, Chair and Commissioners. So as David said, my
name's Erica Cash. I'm a senior project manager with the consulting firm Dudek.
Um tonight I'll be presenting the proposed updates to the city's density
bonus ordinance and the incentive program that's being proposed within
that ordinance. Uh and we've been working really closely with city staff
on all these updates. So just as a quick uh
kind of overview of state law requirements. So under the state density
bonus law, cities are required to adopt a local density bonus ordinance, which
we have today. The ordinance covers the requirements
dictated in state law, and so we we pretty much follow the letter of the
law. They include establishing eligibility criteria for density bonus
projects consistent with government code. Um this includes for very low,
low, moderate income senior housing, and student housing projects.
Um, as well as specifying the density bonus amounts available based on the
percentage of affordability level and the qualifying units. Um, identifying
the incentives and concessions available to, of course, only eligible projects,
and the process for requesting and approving those.
Providing a procedure for granting waivers or reductions, and um, just to
specify those are reductions of development standards.
And they only apply when standards would physically preclude construction of the
project at the permitted densities. Um, so, qualifying density bonus projects.
Also, we had to establish parking reduction standards, and to elaborate,
those are also just consistent with state law.
Um, we didn't go above and beyond uh, for the parking reduction standards.
It's just what's in state law. And then I'll
finally including application procedures, submittal requirements, and
review timelines for the density bonus requests, and again, those were
consistent with state law. So, I've said it a few times, but just
to reiterate, these are all consistent with state law and what the city has
already been doing for density bonus projects by implementing what's current
in density bonus law. So, uh, quick overview of the proposed
amendments. So, the proposed amendments, apart from incorporating the
requirements of state law, will relocate the city's density bonus regulations
from title 15 to title 17. They'll encourage mixed-use housing
developments, and lastly, will support the city's pro-housing designation
goals. Um, this will include the incentive
program, which I'll go over shortly. And just as a recap of how we got here, the
city was awarded the official pro-housing designation last year in
2025. The proposed amendments today add an incentive program into the density
bonus ordinance, which provides additional density bonus opportunities.
The incentive program is required as part of the city's approved pro-housing
designation application. As a recap, this was authorized by City Council when
they approved a resolution authorizing city staff to submit the pro-housing
application, which included the pro pro Sorry, which included the proposed
density bonus incentive program.
So, under current state density bonus law, housing developments are eligible
for a density bonus when they meet or exceed the eligibility requirements,
which are now included in your updated ordinance.
And they're just consistent with state law.
So, what this table is showing is a summarized version of something you may
have seen many times before. It's just the minimum and maximum percentages of
affordable units and the corresponding minimum and maximum density bonus
granted to a project under existing state bonus law.
So, just looking at this table as a quick example, if a project sets aside
15% of units, so 15% of units right here, to be very low-income units, then
it would qualify for the maximum 50% 50% density bonus, assuming it meets all the
eligibility requirements. Um there are also bonuses I quickly
mentioned before that are not shown on the table. Uh one is for affordable
housing developments which provide 100% of units set aside for lower income.
They are eligible for an 80% density bonus as well as bonuses provided for
lower-income student housing or senior housing, which I'm sure we're all
familiar with.
So, sticking to current state density bonus though, in addition to the state
density bonus that I showed on the table on the last slide, current state law
also already provides for opportunities for an additional bonus.
So, that would be in addition to what was shown on the last slide.
Um this is specifically just for very low and moderate-income units. So, in
other words, once a project exceeds the max percent of affordable units shown in
the table on the previous slide, then the housing projects are eligible
for an additional density bonus as shown on this screen. So, the percent of units
you see in the first column here, percent of units,
um they would be in addition to the percent
of units provided on the last slide, and likewise in columns number two and
three, these would be the density additional
density bonuses that they would be entitled to receive, and these would be
added to those in the last slide. So, the base density bonus from the last
slide, I'm going to call them base density bonuses just to sim-
differentiate, but the base density bonus from the last slide are just added
to these additional density bonuses shown on this slide. Um but I'll show
you an example in a few slides. Just I'm very visual, so I color-coded it so we
can all be on the same page. But right now, I want to show you how
the incentive the local incentive I've mentioned plays into this.
So, this is the same exact table shown on the last slide except for some added
blank rows and columns. When we looked at the state's current additional
density bonus with the city, we saw that there were some missing opportunities.
Primarily, the state does not offer any opportunities where you see the blank
rows or this blank column.
So, here you see the blank row and columns filled in for 1 to 4% of
additional units provided for additional So, 1 to 4% of additional units provided
as affordable units or low-income density bonuses, which are not currently
provided under state law, which are shown within the red boxes.
And then just to reiterate, everything in the table outside of the red row or a
red boxes in the rows and columns are still covered under the state's current
additional density bonus regulations. So, the local incentive program is just
proposing to add what's in the new rows and columns in red. Everything else is
already in state law.
So, here is an example. So, we can think of a project with 100 units. Right? So,
here let's say they propose to restrict 34% of the housing development units as
low-income units. So, in other words, 34 units.
This project could qualify them for a 65% density bonus.
So, 100 + 65 = 165 units. So, below I broke it down to kind of
show how we got there. So, in this example, I've shown what I mentioned as
the base affordable units before and the base density bonus is red. So, you'll
see the base is 24% of low-income units. And the that corresponds to the 50%
density bonus. And then in the blue, I've shown the
additional density bonus and the additional units.
So, that's how we got the 24 plus the 10, the 34% low-income units that this
project example would provide. And that's why they got
the 65 total density bonus granted. In this case, it's because they maxed out
the base density bonus, which would give them the 50% density bonus.
However, under the local incentive program that we're proposing, they
theoretically added an additional 15%. Or sorry, they had the additional 10%,
which granted them the 15% additional bonus.
So, here is the same example just shown in a slightly different way.
So, here again we see where the 24% of affordable units come in this example.
Right? So, this is just the base under current law.
This qualifies them they max out the base percentage. So, they get, you know,
if they're of course eligible, let's say, they get the 50% density bonus
granted. And then here we see where the
additional 10% of affordable units comes. So, let's say again, the same
examples before, they provide the additional 10% of affordable units as
low-income, they would then qualify for the additional 15% density bonus. So, 50
+ 15, that's where how they're getting to that 65% density bonus for a total of
165 units. Um just to put it into perspective as
another quick example, if they were to restrict just 25% of same project, 100
units, say let's say they restrict just 25% of the units
to very low-income, so they max out at the 15 Oops, sorry. The 15% right here.
They would also get 50%. However, under existing state law,
if they then provided the extra 10%, they'd get an extra 38.75.
Meaning that same project, if they instead restrict 25% as very low-income,
they qualify for 88.75% density bonus. So, more than 23% more
than what the local incentive program would provide. So,
we're definitely not exceeding the density bonuses already provided under
state law today with the local program. We're just covering a small gap that we
identified that's existing in state law in order to promote really the goal
would be to promote low-income housing.
So, just as a quick summary, benefits and compliance associated with the
proposed amendments, of course, ensuring compliance with California state density
bonus law requirements, which is a requirement, expanding opportunities for
affordable housing throughout the community,
providing development incentives that are directly tied to the production of
affordable housing units, supporting future residential
developments and helping increase the local housing supply and implementing
the city's required pro-housing incentive program commitment.
So, next step, today is of course the first step in which you're reviewing the
proposed ordinance updates and providing your recommendations. And then steps two
and three would be to go to city council for consideration on November 4th and
lastly approval and adoption of the updated density bonus ordinance.
And I'm sure there's questions. So, that's it for my presentation. David, if
you want to I'll stop sharing my screen and I'll stay on for to answer any
questions that the that there may be today.
» Okay, thank you very much. Do we have questions of staff at this time?
» Uh just a quick is there any other city in the state of California that has a
similar ordinance already in place? >> Yeah, so there are in the Coachella
Valley. So, just for some context, the pro-housing
does it the I and I assume you mean the incentive specifically. Uh
India was the only city in the Coachella was the only city to receive the
pro-housing designation. I think it was the third in Riverside. So, it's not
super abundant in your region. But in the state, there are there's the
city of San Diego, city of San Jose, Sacramento. So, some of the larger
cities do have they've had for quite some time incentive programs tied to
their density bonus that go above and beyond state law.
» Perfect, thank you.
» Okay, I do have a couple of questions. Um
when we can take a project from 100 units to 188 units based on one of the
examples that you did, that that's a significant um increase, right? In the
number of people, in the number of cars, in the number of everything.
As we're going through and evaluating these projects because we're not going
to be able to say no, right? This is part of this that we're going to be able
to say this is what we want built cuz we need the housing. So, great. How are we
going to handle impacts on traffic, water, sewer, school, police, fire, and
other public services in the area? Because to have a project
go from 100 units to 188 is going to be a significant a bigger impact. So, is
there going to be a moment in time when these projects come before us where all
of that will still be taken into consideration, or is it just going to be
allowed to be built without looking any further?
» So, let me go ahead and just respond real quickly and then our consultant can
kind of add to the to the response. So, um there still is CEQA review of these
projects. So, some of them may be exempt, so I definitely don't want to
say that some of these projects wouldn't be exempt, but they are still subject to
uh to CEQA. So, uh those are some of the things that we look at. We look at, you
know, parking, we look at traffic, we look at a variety of topics that CEQA
requires us to do. But, that being said, um some of these
projects that come in, especially if they're low-income affordable housing
projects, they are going to ask for incentives incentives or waivers, and
some of that might be, for example, for parking.
And they're entitled to do that. Um so, we don't want to uh
paint a false narrative that some of these projects are going to come in with
some of those development standards that they're going to request a waiver or
um um other things to reduce those development standards. So, um maybe our
consultant Erica can expand on that, but, you know, we're still going to be
looking at all those those areas of the project. And some of the things we may
not be able to address because they're part of concessions or um
things like that, waivers. >> Brian, thank you. I think you you
covered it. Um you know, that example I gave, that of
the 188, that's already offered under existing state law.
Um, I think that one was established I don't know. It's been a while since I
looked at when every It keeps changing so rapidly. Um, but to ease your mind a
bit,
you density bonus projects aren't exempt
from CEQA automatically. Of course, there are exceptions
exceptions to that. You know, there's infill projects, etc.
But all the projects that you've seen coming through the city, nothing it
wouldn't the CEQA process wouldn't look different than it does today.
» Plus, it seems like everything we're doing is following the state guidelines
except for that extra bonus that we talked about, right? And then I also if
want to make sure I read properly that we are
matching the state requirements for parking. We are not making those any um
lighter, I guess, for lack of a better word cuz I do worry about parking. So,
we are just following state guidelines on that, correct?
» That's correct. We are using the exact parking ratios from state law. We are
not exceeding or expanding on those at all.
And we are the local incentive program does not exceed density bonuses provided
under state law currently. >> Okay. Thank you.
Any other questions? >> Yes, I just have a question. Um,
if we were to approve today, uh, what would you guys would bring it to city
council on November 4th cuz uh, there's like a timeline that you guys have to
follow. I'm just curious. >> Yeah, I can real quickly and I know um,
David Razo has been working with us on this uh, particular timeline. So, we're
trying to bring back an ADU ordinance to as well.
So, we're hoping to [clears throat] bring that back next month. So, we have
the density bonus tonight. Uh, next month we're going to bring the
updated ADU ordinance which is also one of those items we need to address as
part of the pro-housing designation that we received. So, if you bundle those two
together, we want to bring both of those to the city council. By that time, based
on deadlines for staff reports and postings and things like that,
publications, now we're into November. So, that's the goal is to
bring both ordinances and our consultant has been helping us to to get these two
fruition to the council in in November. I think the first meeting, Erica, is
what you mentioned. >> Yes.
» [snorts] >> Thank you.
» Um so, we'll go ahead and open the public hearing. I'm at this time seeing
no one in the audience. Is there anyone online that would like to speak on this
item? >> I have no requests.
» Okay, seeing none, we'll go ahead and close the public hearing.
And do I have a motion or any more questions or deliberation?
» If nobody has any other questions, I'll make a motion to accept the
recommendation and push it on to the city council.
» I'll second that motion. >> Okay, we have a first and a second to
recommend approval to city council. You can vote on your screens.
Okay, motion carries. Thank you.
Okay, um since item 6.3 has been pulled, we'll go
ahead and move on to item number seven, commissioner comments. Does anybody have
anything? I have one.
I'm ready for fall. Um if this heat would just back up a
little bit, I would be a little bit happier. Um other than that, I'm really
excited to see all these changes and all these ordinances coming through to the
city. I think it will help us with future development. And I hope to
continue to see the growth that we've seen for the last few years. And thank
you to staff.
Nothing else? Director's reports.
» I wanted to have three items of one of involves David Razo because David Razo,
our management analyst, was working with our intern and I think she did an
excellent job tonight. We're very happy to work with her, very proud of all the
efforts that she made in the department. Um, so I was asking HR a little bit
about our internship program because it was very successful. We had a total of
23 interns. It's the highest that we've had. Last
year was 17 and uh, the year before four and then two.
So we've really ramped up um, those students coming in and getting the
experience uh, for this round of internships, over
5,500 hours of mentoring, teaching and delegating tasks and caring for our
interns. I personally, because his office is across the street from across
the street, across the way uh, from me, David Razo spent countless meetings and
countless hours working with the intern and that's really kind of one of those
things where it's a pay it forward. You see them go on and and get a job one day
and maybe like we mentioned, you mentioned that they might come back and
be a city employee one day. So we're very happy um, that that has worked out
really well. We work with other um, institutions like College of the Desert,
etc. So we're very happy um, then I asked about how many are coming back and
becoming city employees. Our HR director said in the past four years we've had
seven interns that have been hired as city of Indio employees. So I thought
that was really encouraging and um, I love to see that cuz I think at one
point a lot of us were interns. I know I was, two times.
So the [clears throat] other uh, couple items is the highway one 111 corridor
specific plan. About a week ago I gave a presentation
to the Community Services Commission because the council wanted um to bring
that plan back to both the Community Services Commission and the Planning
Commission. So, next month, I'll do a similar, but slightly different because
the Planning Commission looks at um different topics and different areas of
the plan than the Community Services Commission. So, the goal would be to to
do that presentation, get your input, bring it to the council, and then we'll
be looking for um a consultant to help us make amendments to that plan. It it
it's about time. It's been about 5 years since the adoption.
And so, um there's definitely some tweaks and some things that we want to
do. And then lastly, some upcoming items the
council brought up last week some items that they would also like us to come and
do presentations in front of the Planning Commission.
So, it'll be a a team effort. Uh some of the items that were discussed were
cannabis. You know, there were some I guess you
could say complaints about fees and also some of the
allowed regulations on cannabis. So, we'll we'll bring back uh a presentation
to you as well on cannabis and get your input before bring it to council and
then they'll direct us if they um I see some code amendments coming up. Um and
then also um a hot topic was massage and tattoo in
our UDC, which serves as our zoning code, there are additional restrictions
for those types of uses. Some of them can't be very close to residential uses.
Some of them can't be close to uh businesses that serve alcohol. So,
there's a host of things. So, we're going to kind of summarize and do a
presentation on um massage and some of the other areas of the zoning code that
have additional restrictions that are layered on to the existing um
requirements and development regulations.
So, other than that, let this conclude the director's report.
» Thank you very much. Um then we'll go ahead and adjourn to
our next planning commissioner meeting scheduled for September 9th, 2021.