Aug 11, 2022 Special Planning Commission

[00:00:04]

>> 5:40 P.M.

[1. CALL TO ORDER AND ROLL CALL]

>> CHAIRPERSON YSIANO.

>> HERE. >> VICE CHAIRPERSON CHRISTIAN RODRIGUEZ CEJA.

>> HERE. >> COMMISSIONER FRANZ.

>> PRESENT. COMMISSIONER LOPEZ.

>> PRESENT.

>> COMMISSIONER FAJARDO.

>> PRESENT.

>> OKAY.

THANK YOU. GLORIA, WOULD YOU PLEASE LEAD US

IN OUR PLEDGE OF ALLEGIANCE. >> SURE.

PLAS REPEAT AFTER ME. I PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA, AND TO THE REPUBLIC FOR WHICH IT STANDS, ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND

JUSTICE FOR ALL. >> CHAIRPERSON YSIANO: THANK YOU, GLORIA. NEXT WE HAVE ANY PUBLIC COMMENTS OR ITEMS NOT ON THE AGENDA

TODAY. JESSICA? >> THERE ARE NONE.

>> CHAIRPERSON YSIANO: THERE ARE NONE. THEN WE WILL REVIEW PLANNING

[4.1. Planning Commission Minutes of July 13 & July 25, 2022 Meeting]

THESE TWO MEETINGS? >> CHAIR, WHAT WE NEED TO DO SEPARATELY BASS I WAS HERE FOR THE 13TH BUT NOT FOR THE

25TH. >> CHAIRPERSON YSIANO: OKAY.

THEN WE WILL TO DO A MOTION TO APPROVE THE MINUTES FIRST OF MEETING ON JULY 13TH.

>> I'LL MAKE THAT MOTION.

P. >> I'LL SECOND.

>> LET'S HAVE A ROLL CALL VOTE,

PLEASE. >> CHAIRPERSON YSIANOY.

>> >> VICE CHAIRPERSON ROD REGION

CEJA. >> YES.

>> COMMISSIONER FRANZ.

>> YES. >> COMMISSIONER LOPEZ.

>> YES. >> COMMISSIONER FAJARDO.

>> YES. >> MOTION CARRIES.

>> AND THEN WE WILL ALSO TAKE A ROLL CALL VOTE OR WE'LL ENTERTAIN A MOTION FOR PLANNING COMMISSION MINUTES OF JULY 25, 2022, PLEASE.

>> I'LL MAKE A PLOSION TO APPROVE THE MINUTES FOR JULY 25,

2022. >> I'LL SECOND THAT MOTION.

>> OKAY. ROLL CALL VOTE, PLEASE.

>> CHAIRPERSON YSIANO.

>> YES. >> VICE CHAIRPERSON RODRIGUEZ

CEJA. >> ABSTAIN.

>> COMMISSIONER GLORIA FRANZ.

>> YES. >> COMMISSIONER LOPEZ.

>> YES.

>> COMMISSIONER FAJARDO.

>> YES. >> MOTION CARRIES.

>> OKAY. GREAT. THEN MOVING ON TO STUDY SESSION

[5.1. Development Agreement between the City of Indio and HCL Indio Land Dev...]

>> CHAIR, CARL MORGAN ECONOMIC DEVELOPMENT DIRECTOR WILL BE SPEAKING TONIGHT ON THIS ITEM.

>> THANK YOU. >> HONORABLE CHAIR AND MEMBERS OF PLANNING COMMISSION CARL MORGAN. I WANT TO THANK YOU FOR THE OPPORTUNITY TO COME BEFORE YOU THIS EVENING. BEFORE I BEGIN, I REALLY WANT TO SINCERELY THANK THE PLANNING COMMISSION AND KEVIN SNYDER AND HESS TEAM FOR ALL THE WONDERFUL WORK THAT YOU'VE BEEN DOING.

THE LONG-RANGE PLANNING DOCUMENTS THAT YOU PUT IN PLACE, THE DOWNTOWN SPECIFIC PLAN, GENERAL PLAN 2040 AND NOW LOOKING AT THE HIGHWAY 111 REALLY MAKES MY JOB A LOT EASIER AND I'M DEEPLY APPRECIATIVE OF THAT. THE DEVELOPMENT AGREEMENT THAT IS ON THE AGENDA JUST FOR STUDY IS YET ANOTHER STEP FORWARD TO THE IMPLEMENTATION OF THE INDIO FASHION MALL. AS YOU KNOW, IT'S BEEN PRETTY PUBLICIZED SINCE MR. HAGAN BOUGHT THAT WAY BACK WHEN.

LAST YEAR THE PLANNING COMMISSION REVIEWED, ALONG WITH THE CITY COUNCIL, A PLAN TO REVITALIZE, TO HABILITATE THE INDIO FASHION MALL AND RENAME AT THIS TIME INDIO GRAND MARKETPLACE.

THOSE PLANS ARE ACTUALLY -- THEY'RE GOING TO START WORKING ON THAT NORTHERLY PARK, THE REHAB OF THOSE BUILDINGS IN SEPTEMBER OF THIS YEAR, SO WE'RE REALLY PLEASED WITH THAT. THE CITY COUNCIL ON JULY 20TH APPROVED A DISPOSITION AND DEVELOPMENT AGREEMENT, AND THAT'S SEPARATE FROM THE DEVELOPMENT AGREEMENT THAT'S THE CONVERSATION THAT I'M LEADING UP TO THAT. THE DDA REALLY IS THE DOCUMENT THAT CONVEYS THE REAL ESTATE, SO THE 19.04 ACRES THAT'S SOUTH OF THAT, AND YOU HAVE A PARCEL MAP UP ON YOUR SCREEN. THAT IS THE NEW PARCEL MAP THAT'S BEING WORKED ON.

[00:05:03]

THAT IS ON FOR A STUDY SESSION AND IT REALLY IS SEPARATE FROM THE DDA IN THAT THE DEVELOPMENT AGREEMENT IS SETTING UP AS A CONDITION OF PROJECT APPROVAL CERTAIN ON-SITE AND OFF-SIGHT IMPROVEMENTS. ONE IS FOR A PROPOSED PARK AND COMMUNITY GATHERING AREA ON THAT PARCEL 6. THAT'S HIGHLIGHTED IN KIND OF A PINK COLOR WITH A GRAY.

THAT IS WHERE THAT WILL HAPPEN.

THE OTHER IS OFF-SIGHT ALONG JOHN NOBLES, RUBIDOUX, TRAFFIC SIGNAL AND OTHER THINGS. SO THAT DEVELOPMENT AGREEMENT REALLY SETS FORTH THE TRANSACTION DOCUMENT BETWEEN THE CITY AND THE DEVELOPER TO DO THOSE OFF-SIGHTS AND ON-SITE AS A PART OF THAT DEVELOPMENT ON THAT 19 ACRES OF LAND.

IT'S IMPORTANT AS WE GO FORWARD, THE DEVELOPMENT AGREEMENT WILL COME TO YOU, I BELIEVE IT'S AUGUST 24TH AND THEN IT'S SET TO GO TO THE CITY COUNCIL ON SEPTEMBER 21ST.

HOPEFULLY THE FIRST READING AT THAT MEETING. AND THEN IT WOULD GO BACK TO THE COUNCIL ON OCTOBER 5TH, I BELIEVE IS THE DATE. WHILE THIS STUFF IS ALL SEPARATE, IT'S ALSO VERY CONNECTED BECAUSE WE CANNOT CONVEY THE PROPERTY TO THE DEVELOPER. WE CANNOT APPROVE THE DISPOSITION -- THE DEVELOPMENT AGREEMENT WITHOUT HAVING THE HIGHWAY 111 SPECIFIC PLAN AND THE CEQA DOCUMENT DONE BECAUSE IT'S ALL CONTINGENT UPON YOU.

CAN'T ENTER INTO THAT DEVELOPMENT AGREEMENT WITHOUT HAVING THAT CEQA DOCUMENT DONE AND HAVING THE SPECIFIC PLAN COMPLETED. SO IT'S KIND OF A TIGHT TIME FRAME BUT WE'RE HOPEFUL THAT IT'S ALL GOING TO GO WELL AND ON SCHEDULE BECAUSE WE HAVE TO CONVEY THAT REAL ESTATE NO LATER THAN DECEMBER 24TH.

SO WE HAVE TO GET ALL THE DOCS IN ESCROW, GET ALL THAT IN AND GET IT ROLLING, AND THEN CLOSEST CROW. -- CLOSE ESCROW, THOUGH THAT'S REALLY WHAT I WANTED TO KIND OF I GUESS TIE TOGETHER FOR A YOU WITH RESPECT TO WHY THIS DEVELOPMENT AGREEMENT IS BEFORE YOU, AND IT'S NEXUS AND CONNECTION WITH THE HIGHWAY 111 SPECIFIC AND CEQA DOCUMENT.

>> AS A REMINDER, THIS WILL BE YOUR AUGUST 24TH AGENDA LIKE WITH THE HIGHWAY 111 SPECIFIC PLAN. SO WHAT WE'RE TRYING TO DO IS GIVE YOU AN EARLY OPPORTUNITY TO HEAR ABOUT IT, AND ANY QUESTIONS SO THAT MR. MORGAN IS PREPARED WHEN HE COMES BACK ON AUGUST 24TH TO ANSWER ANY QUESTIONS YOU MIGHT HAVE. THE DOCUMENT IS NOT IN FRONT OF YOU YET. IT'S STILL BEING WORK BUT IT'S VERY CLOSE SO YOU ACTUALLY HAVE A DOCUMENT IN FRONT OF YOU AS PART OF YOUR AGENDA PACKAGE FOR THE PUBLIC HEARING ON AUGUST 24TH. AND A DEVELOPMENT AGREEMENT IS A PUBLIC HEARING SO THIS WILL BE SCHEDULED AS A PUBLIC HEARING ITEM. BUT IF YOU DID YOU TO HAVE ANY QUESTIONS NOW WOULD BE A GREAT TIME SO MR. MORGAN IS READY TO BE ABLE TO RESPOND ON AUGUST 24TH.

>> THANK YOU. ANY QUESTIONS?

>> I JUST WANT TO MAKE SURE.

SO THIS IS -- THERE'S NOTHING REALLY NEW WITH THIS. THIS HAS BEEN WHAT HAS BEEN DISCUSSED AND BROUGHT BEFORE US BEFORE ABOUT WHAT THEY'RE PLANNING TO DO WITH THAT PROPERTY, YOU KNOW, THE UPGRADES TO THE EXISTING SPACE AND ALSO WHAT WAS PLANNED.

I'M SURE IT MIGHT BE A LITTLE BIT DIFFERENT BUT IT'S PRETTY MUCH WHAT WAS DISCUSSED THE LAST

FEW YEARS, CORRECT? >> THAT'S CORRECT.

THE IMAGERY THAT THE PLANNING COMMISSION SAW BEFORE WHEN IT CAME TO THE PLANNING COMMISSION AND THE PLANS WERE RESIDENTIAL TO RESIDENTIAL, COMMERCIAL, HOTEL, THE SIGNIFICANT OPEN SPACE COMMUNITY GATHERING AREA.

ALL OF THAT IS STILL IN PLAY AND HAS NOT CHANGED, SO THERE'S THE EDA CONVEYS THE REAL ESTATE, THE DA THAT MAKES IT AS A CONDITION OF PROJECT APPROVAL, ON-SITE AND OFF-SITE WORK THAT WE DISCUSSED A FEW MINUTES AGO, AND THEN THAT ALL KIND OF TIES TOGETHER WITH THE HIGHWAY 111 SPECIFIC PLAN.

SO THAT JUST UNDER 40 ACRES, THAT IS THE CURRENT AND THE SOUTHERLY PARCEL OF THE 19 ACRES, IS WRAPPED INTO AND A PART OF THE HIGHWAY 111 SPECIFIC PLAN AND CEQA DOCUMENT.

>> I JUST WANTED TO MISTAKE SURE THERE WERE NO MAJOR DEVIATIONS OR CHANGES FROM ANYTHING WE HAVE

SEEN SO FAR. >> NO.

NO. THE ONLY THING THAT -- THEY HAD

[00:10:03]

I DON'T KNOW IF THAT --

>> I'LL EXPAND ON WHAT MR. MORGAN SAID. SO THE INDIO MARKETPLACE THAT THE PLANNING COMMISSION REVIEWED PREVIOUSLY IS STILL PLANNED TO BE SUBSTANTIALLY DEVELOPED IN THE MANNER THAT YOU SAW.

THEY HAVE HAD TO, JUST BECAUSE OF THE INCREASES IN COST, THEY HAVE HAD TO MAKE SOME REFINEMENTS IN SOME OF THE AREAS, BUT IT'S STILL SUBSTANTIALLY GOING TO BE LOOK SAME AS YOU SAW AND IT APPROVED IT, BUT THERE WERE -- THERE I WAS NEED FOR BUDGET MANAGEMENT PURPOSES THAT MAKE SOME REFINEMENTS, SO GO INTO THAT I THINK THE COMMISSION WILL LOOK AT AND SAY, WELL, THAT'S NOT

WHAT WE APPROVED. >> IT REALLY, WHILE THEY WILL RESULT IN COST SAVINGS TO BRING IT INTO BUDGET, THEY'RE REALLY NOT THINGS THAT YOU'RE GOING TO NOTICE VISUALLY INTERIOR-WISE OR EXTERIOR-WISE THAT WASN'T ALREADY PROPOSED AND SHOWN TO

US. >> AND THAT IS PARTLY WHY YOU HAVEN'T SEEN THE WORK YOU THE START OUT THERE YET.

THEY'VE BEEN GOING THROUGH THAT VALUE ENGINEERING PROCESS TO MANAGE THE BUDGET. HOWEVER, WE UNDERSTAND THAT THEY HAVE A GOAL AND AN EXPECTATION OF BEGINNING THE REDEVELOPMENT WORK ON THE MALL IN EARLY FALL

OF 2022. >> SO THE ONLY THING I'D LIKE TO ASK IS IF THERE'S ANYTHING THAT'S VERY DIFFERENT THAT COMES THROUGH BEFORE OUR NEXT MEETING.

I WOULD JUST LIKE TO HAVE THAT POINTED OUT TO US BECAUSE SOMETIMES THOSE DOCUMENTS ARE MASSIVE, AND IF THERE'S ANY, YOU KNOW, SIGNIFICANT DEVIATIONS OF ANY KIND, I'D APPRECIATE A LITTLE, I'D APPRECIATE A LITTLE

TAB MARK OR SOMETHING. >> I THINK THE DEVELOPMENT AGREEMENT, IF I'M CORRECT, MR. MORGAN, IS A FAIRLY STRAIGHTFORWARD DOCUMENT.

IT LAYS OUT THE ROLE AND RESPONSIBILITY OF THE CITY AND THE DEVELOPER.

BUT I THINK, UNLIKE SOME OF THE OTHER DEVELOPMENT AGREEMENTS THE COMMISSION HAS HAD TO REVIEW, I THINK THIS WILL BE A LIGHTER VERSION AND MUCH MORE STRAIGHTFORWARD, BUT PERHAPS MR. MORGAN WANTS TO EXPAND ON

THAT. >> YEAH.

AND, YOU KNOW, THE DEVELOPMENT AGREEMENT IS REALLY JUST THOSE TWO THINGS I MENTIONED.

IT IS THE -- THAT DOCUMENT IS CONDITIONS OF PROJECT APPROVAL TIED IN WITH THE SPECIFIC PLAN AND THE CEQA DOCUMENT, THE TWO THINGS THAT IT REALLY IS CAUSING TO HAPPEN AS A PART OF THAT IS ON-SITE IMPROVEMENTS AND THE OFF-SITE IMPROVEMENTS.

IT'S REALLY SEPARATE FROM, IN A SENSE, THE OVERALL PLANNING APPROVALS OF THE SITE AND EVERYTHING THAT YOU SAW BEFORE.

IT DOES HAVE A DETAILED PROJECT DESCRIPTION IN THERE OF WHAT IS ENVISIONED, AND THAT -- AND THOSE PLANS THAT WERE BROUGHT BEFORE YOU BEFORE THAT YOU SAW, AS MR. SNYDER INDICATED, ARE SUBSTANTIALLY THE SAME.

WE CAN PROVIDE KIND OF A SHORT WRITING OF WHAT THOSE PROPOSED CHANGES ARE FROM THAT SO THAT YOU WILL BE ABLE TO SEE THEM VISUALLY ON THE SITE AS YOU HAD PREVIOUSLY SEEN IT.

>> ONE MORE THING I'D LIKE TO ADD THIS ITEM, YOU'LL GET A PREVIEW OF THE HIGHWAY 111 CORRIDOR SPECIFIC PLAN AND RIERPSD THE SPECIFIC PLAN THE REGULATORY DOCUMENT FOR THIS ENTIRE CORRIDOR INCLUDING THIS PROPERTY AND FUTURE ENTITLEMENTS YOU SAW A CONCEPTUAL PLAN A COUPLE YEARS AGO AT A JOINT MEETING WITH THE CITY COUNCIL AND NOT MUCH HAS CHANGED IN THAT PLAN BUT A FULL ADVERTISEMENT REVIEW WILL BE WITHIN THE PURVIEW OF THE PLANNING COMMISSION WHEN THE DEVELOPER BRINGS FORWARD PROBABLY IN SEVERAL ITERATIONS DIFFERENT PROJECTS. I DON'T ANTICIPATE THEY'LL BRING IN ALL THE PROJECTS FORWARD AT ONCE, BUT YOU'LL SEE THOSE ENTITLEMENT APPLICATIONS AND YOU'LL BE REVIEWING THEM AND POSSIBLY DECIDING AGAINST THE HIGHWAY 111 QUARTER SPECIFIC IF YOU RECOMMEND TO IT COUNCIL AND COUNCIL ADOPTS IT.

>> THANK YOU VERY MUCH. >> THANK YOU.

>> ACTUALLY, CHAIR, I HAVE A

QUESTION. >> OH, SORRY.

>> I'M JUST WONDERING ABOUT -- WONDERING, JUST FOR CLARIFICATION SAKE, BECAUSE I WANT TO MAKE SURE THAT I'M FOLLOWING CORRECTLY, WHEN LAST YEAR, I THINK, THEY PRESENTED A PLAN THAT INCLUDED THE MALL AND THEN THERE WAS HOUSING THAT WAS DEVELOPED AND IT WAS MY UNDERSTANDING THAT THAT WAS INDIO PROPERTY.

IS THAT WHAT THIS IS THAT WE'RE TALKING ABOUT? AND THEN I GUESS THE SECOND QUESTION IS, FOR CLARIFICATION, YOU'RE SAYING THIS IS PART OF THE CORRIDOR AND IT'S PART OF

[00:15:02]

MEANS. >> SO YOU'RE ABSOLUTELY CORRECT.

THE PLANS THAT YOU SAW BEFORE SHOWED X AMOUNT OF RESIDENTIAL UNITS, A SUBSTANTIAL PUBLIC AMENITY, THE PARK, THE GATHERING SPACE, HOSPITABLE AND SOME OTHER RETAIL RESTAURANTS ON THAT 19 ACRES OF LAND.

THAT HAS NOT CHANGED.

THE DEVELOPMENT AGREEMENT AND THE LAND USE DOCUMENT THAT IS THE SPECIFIC PLAN AND THE CEQA THAT'S BEING DONE REALLY IS WHAT HELPS FACILITATE AND CREATE THAT OPPORTUNITY SO THAT IT CAN BE DEVELOPED. AND SO THAT'S HOW THE DA, THE DEVELOPMENT AGREEMENT, AND THE SPECIFIC PLAN AND CEQA ARE TIED TOGETHER, SO IT REALLY IS THE IMPLEMENTING DOCUMENT, IF YOU WILL, FOR THE PROJECT THAT YOU

JUST MENTIONED. >> AND VICE CHAIR, IF I CAN ADD TO THAT, SO THE PROPERTY, THE ENTIRETY OF THE PROPERTY, BOTH THE EXISTING INDIO MARKETPLACE AND THEN THE 19.04 ACRES THAT MR. MORGAN IS REFERRING TO, THAT GOES CURRENTLY COVERED UNDER THE CENTRAL HIGHWAY 111.

SO THERE'S A EXISTING SPECIFIC PLAN THAT COVERS THAT, THAT PROPERTY, THAT AREA. AND ANY DEVELOPMENT ON THAT PROPERTY HAS TO BE CONSISTED WITH THAT CURRENTLY ADOPTED SPECIFIC PLAN. THE THE HIGHWAY 111 SPECIFIC PLAN WHICH WOULD SPAN IS ENTIRETY OF HIGHWAY 111 CORRIDOR FROM JEFFERSON TO INDIO BOULEVARD WOULD REPLACE THE CENTRAL HIGHWAY 111 CORRIDOR SPECIFIC PLAN ALONG WITH ANOTHER SPECIFIC PLAN ON THE WEST END THE CORRIDOR, AND THAT WOULD BECOME THE NEW REGULATORY DOCUMENT FOR THE ENTIRETY OF THE

CORRIDOR. >> AND JUST SO THAT I AM UNDERSTANDING, SO WHEN WE -- WHEN WE'RE GOING TO APPROVE THE HIGHWAY 111 CORRIDOR SPECIFIC PLAN, IT INCLUDED THE ALREADY-PROPOSED DEVELOPMENT FOR THIS AREA. SO I GUESS WHAT I WANT TO UNDERSTAND IS ARE WE -- ONCE WE APPROVE THAT, AND WE WERE SHOWN A DEVELOPMENT CONCEPT BUT HAD NOT BEEN -- NO AGREEMENT HAD BEEN DONE, THE CORRIDOR PLAN INCLUDES THAT TYPE OF DEVELOPMENT BECAUSE IT WAS PRESENTED TO US AS A CONCEPT?

>> NO, NO EXACTLY.

SO THE HIGHWAY 111 CORRIDOR SPECIFIC PLAN IS A REGULATORY DOCUMENT. BASICALLY IT'S ZONING.

AND SO IT WILL NOT BY ITSELF GRANT ENTITLEMENT APPROVALS.

THE COMMISSION WILL IN THE FUTURE, EITHER THE APPLICANT OR ANOTHER PARTY WILL BRING APPLICATIONS IN FOR THE DEVELOPMENT OF THE USES THAT MR. MORGAN DESCRIBED, THE APARTMENTS, THE HOTEL, THE OTHER USES, AND THOSE WILL BE REVIEWED AND CONSIDERED BY THE PLANNING COMMISSION IN THE FUTURE, LIKELY MULTIPLE SEPARATE APPLICATIONS.

THE SPECIFIC SPECIFIC PLAN SETS UP THE ZONING PROGRAM FIRST FOR THAT REVIEW.

SO THE SPECIFIC PLAN IS NOT GIVING ENTITLEMENT APPROVALS.

IT IS SETTING THE ZONE PLATFORM UPON WHICH FUTURE ENTITLEMENT APPROVALS WILL BE LOOKED AT BY

THIS COMMISSION. >> BUT THE ZONING WAS DONE IN MIND WITH THE PROPOSED DEVELOPMENT THAT WAS BROUGHT TO US AS A REGIONAL APPROACH.

>> CORRECT. WE HAVE HAD SEVERAL PARTIES ALONG THE CORRIDOR THAT HAVE EXPRESSED INTEREST IN DOING STAND-ALONE SPECIFIC PLANS AND WE WORKED WITH REPRESENTATIVES OF HAGAN COMPANY TO -- RATHER THAN HAVING A STAND ALONE SPECIFIC PLAN TO INCORPORATE INTO THIS SPECIFIC PLAN AND SO WE WORKED THE THEM TO, LIKE WE WOULD ANY OTHER PARTY, TO DISCUSS THEIR CONCERNS, THEIR NEEDS AND THEIR INTERESTS AND WERE REASONABLE ABLE TO ADDRESS THEM IN THE REGULATORY DOCUMENT.

AGAIN, IT'S A REGULATORY DOCUMENT, NOT AN APPROVAL

DOCUMENT. >> YEAH, BUT THIS CURRENT, BUT CURRENTLY THIS PROPERTY IS NOT OWNED BY THE HAGAN COMPANY, IS

IT? >> THAT'S CORRECT, IT'S OWNED BY

THE CITY OF INDIO. >> GOT YOU.

OKAY. I JUST WANTED TO SORT OF UNDERSTAND THE TIMELINE WHERE IF THERE WAS A CONCEPT THAT WAS SHOWN TO US THAT DIDN'T INCLUDE ANY PROPERTY THAT WAS OWNED BUT THAT DID INCLUDE PLANS FOR IT AND THEN WE ARE GOING IN AND DOING A REGULATORY DOCUMENT THAT IS ESSENTIALLY CARVING OUT THAT DEVELOPMENT TO HAPPEN, I JUST WANTED TO MAKE SURE THAT THAT IS THE TIMELINE THAT I'M FOLLOWING.

>> AND VICE CHAIR, LET ME JUST CLARIFY, IT'S NOT NECESSARILY CARVING OUT THE DEVELOPMENT, PER SE, BECAUSE THE PLAN COVERS THE ENTIRETY OF THE CORRIDOR SO IT'S LOOKING AT THE ENTIRE CORRIDOR, ALL PARCELS, A QUARTER MILE OF EITHER SIDE OF HIGHWAY 111, SO IT'S NOT IN ESSENCE CARVING OUT THIS PROPERTY. CERTAINLY THIS PROPERTY HAS HAD A LOT OF PUBLIC INTEREST EXPRESSED IN IT.

THAT'S NOTHING NEW. IT'S BEEN SEVERAL YEARS NOW THAT

[00:20:01]

BUT AGAIN, JUST TO MAKE IT CLEAR FOR THE RECORD AND FOR THE PLANNING COMMISSION, THE PLAN ONLY SETS THE REGULATORY FRAMEWORK. THE ENTITLEMENT APPROVALS WILL COME LATER. AND IF THE SPECIFIC PLAN IS ADOPTED, YOU AS A PLANNING COMMISSION WILL BE REVIEWING THOSE ENTITLEMENT APPROVALS AGAINST THE ADOPTED SPECIFIC

PLAN. >> YEAH, NO, I UNDERSTAND THAT.

I WANTED TO BE CLEAR BECAUSE IF THE COMMUNITY COMES AND SAYS, OKAY, WHAT IS IT THAT YOU'RE APPROVING? I WANT TO MAKE SURE THAT WE ARE FULLY UNDERSTANDING THAT THE ZONING IS PERMITTING THAT INITIAL VISION THAT WAS PRESENTED TO US AS AN ENTIRE PROCESS TO MOVE FORWARD.

AND WHEN IT'S WHETHER IT'S THE HAAGEN OR ANY OTHER COMPANY THE ZONING IS GOING TO FACILITATE THAT FIRST VISION THAT WAS SHOWN

TO US AS A CONCEPT. >> THAT IS CORRECT, SUBJECT TO REMOVE AND YOU APPROVAL BY THIS BODY AND IF NECESSARY DEPENDING ON THE PROJECT WITH THE CITY COUNCIL, SO THEORETICALLY, I GUESS THE ANSWER IS YES.

>> YOU'VE ACCURATELY CHARACTERIZED THAT.

>> OKAY, THANK YOU. COMMISSIONER LOPEZ, ANY

QUESTIONS OR COMMENTS? >> NO.

NO QUESTIONS, NO COMMENTS. >> THANK YOU SO MUCH.

>> THANK YOU. >> DIRECTOR SNYDER, ARE WE READY

[5.2. Draft Highway 111 Corridor Specific Plan and Associated CEQA Finding o...]

FINDING? >> YES, WE ARE.

SO I'M GOING TO EVER MAKE SOME INTRODUCTORY REMARKS AND WE HAVE MEMBERS OF OF OUR CONSULTANT THAT IS HEAR GOING TO LEAD YOU THROUGH A PRESENTATION PIPE WANT TO PREFACE THIS BY SAYING THIS IS A PREVIEW. THE DOCUMENT IF YOU SAW THERE ARE CERTAIN SECTIONS THAT ARE STILL IN PROGRESS.

NEXT WEEK THOSE BE COMPLETED AND WHEN THE PACKET GOES YOU THE OUT YOU WILL HAVE A COMPLETE DOCUMENT, AND IF YOU WOULD LIKE A HARD COPY OF THAT DOCUMENT LET JESSICA KNOW AND WE WILL GET IT TO YOU. IT WILL BE ROUGHLY A 140-PAGE DOCUMENT SO SOMETIMES IT'S EASIER TO REVIEW THAT IN HARD COPY FORMAT. SO TONIGHT AGAIN IS A PREVIEW OF THE PLAN. WE FOUND IT USERFUL IN THE PAST WORKING WITH YOU THAT WHEN WE PREVIEWED LIKE WE DID WITH THE ZONING CODE UPDATE, IT GAVE YOU AN EARLY CHANCE TO LOOK AT THE DOCUMENT AND PUT YOUR QUESTIONS OUT IF YOU KNOW THEM. DURING THE CONVERSATION, QUESTIONS MAY COME UP.

BUT IT'S KIND OF A REITERATION OF WHAT I SAID ON THE PREVIOUS.

THE HIGHWAY 111 SPECIFIC PLAN IS A PLANNING DOCUMENT THAT WILL COVER IS 3.9-MILE CORRIDOR THAT CONSTITUTES HIGHWAY 111 IN THE CITY OF INDIO, AND THAT'S FROM JEFFERSON STREET TO THE CITY OF INDIO BOULEVARD. IT COVERS PROPERTIES A QUARTER OFF MILE ON EITHER SIDE APPROXIMATELY, AND IT IS INTENDED AND MUST IMPLEMENT THE ADOPTED GENERAL PLAN OF THE CITY OF INDIO, AND THAT ADOPTED GENERAL PLAN HAS BEEN IN EFFECT SINCE SEPTEMBER 2019.

IT SETS A NEW AND QUITE HONESTLY BOLD VISION FOR THE ENTIRETY OF THE CITY. IT SETS A BOLD VISION FOR HIGHWAY 111. THE SPECIFIC PLAN IS INTENDED TO IMPLEMENT THAT IN THE SIMPLEST WAY TO DESCRIBE THAT. SO IT IS NOT -- IT IS NOT A LIGHT DOCUMENT BECAUSE IT IS TRYING TO DO A LOT OF THINGS, AND YOU'RE GOING TO HEAR THAT FROM THE CONSULTANT TEAM TONIGHT. IT IS A VERY DYNAMIC ENVIRONMENT. AND SO AS WE TALK THROUGH THIS EVENING WITH YOU AND GIVE YOU THIS PREVIEW, PLEASE KEEP IN MIND THAT WE'RE TRYING TO MEET MULTIPLE GOALS OF THE CITY THROUGH ITS GENERAL PLAN. SO THIS EVENING WE HAVE REPRESENTATIVES FROM BAE URBAN ECONOMICS AND SARGENT TOWN PLANNING, AND FOR THOSE WHO HAVE BEEN ON THE PLANNING YOU MIGHT REMEMBER SARGENT TOWN PLANNING, AND THEY'RE GOING TO WALK YOU THROUGH AN OVERVIEW AND BE HAPPY TO ANSWER ANY QUESTIONS, AND IF THERE ARE THINGS THAT YOU WANT MORE INFORMATION ON IN ADVANCE OF THE AUGUST 24TH MEETING, PLEASE DON'T HESITATE TO ASK.

AND IF THERE ARE THING THAT ARE NOT CLEAR TO YOU, PLEASE DON'T HESITATE TO STOP US.

SO WITH THAT, I'M GOING TO TURN IT OVER TO PETER AND SHERRY.

I THINK THEY'RE BOTH ONLINE, AND THANK YOU FOR INDULGING US IN THIS STUDY SESSION. WE HOPE IT WILL BE HELPFUL TO

YOU. >> THANKS, KEVIN.

AND THANK YOU ALL, MEMBERS OF THE PLANNING COMMISSION, FOR HAVING US. WE'RE EXCITED TO GO THROUGH THE PLAN IN ITS CURRENT FORM WITH YOU TONIGHT. SO WE HAVE A BRIEF PRESENTATION.

I WILL START SHARING MY SCREEN.

SO IS THAT -- HAS THAT NOW APPEARED ON YOUR SCREENS OVER THERE? KEVIN?

>> YES. >> GREAT.

OKAY. >> ONE SECOND WITH PETER.

WE HAVE A DELAY IN OUR COMMISSIONERS SCREEN SO GIVE IT ONE MORE SECOND, PLEASE.

>> SURE. SO WHILE THAT'S LOADING, THE

[00:25:04]

AS KEVIN MENTIONED, IT'S NOT A LIGHT DOCUMENT. THERE'S A LOT OF CONTENT IN IT.

I THINK IT'S UPWARD HAVE OF 200 PAGES IN TOTAL SO THERE ARE GENERALLY FOUR CHAPTERS TO IT OF THE. THE INTRODUCTION, AND I'LL WALK THIS TO YOU IN JUST A MOMENT, CONSTRUCTION R. INTRODUCTION WEEKS THE VISION CHAPTER, A CHAPTER OF DEVELOPMENT STANDARD, AND GUIDELINES, AND THEN A IMPLEMENTATION CHAPTER ALONG WITH A COUPLE OF THE TECHNICAL APPENDICES THAT ACCOMPANY THAT.

SO AS I MENTIONED, THE INTENTION TONIGHT IS TO GIVE YOU A BRIEF RUN-THROUGH OF THE PLAN. WE HOPE THAT WE CAN DO THAT IN AROUND 15 MINUTES OR LESS AND THEN HAVE ANOTHER 45 MINUTES OR HOWEVER LONG YOU ALL WOULD LIKE TO ENGAGE US IN SPECIFIC QUESTIONS RELATED TO THE PLAN.

WE'RE HERE AS LONG AS YOU'D LIKE US TO BE TONIGHT. THE PRESENTATION I HAVE REALLY KIND OF SKIPS THROUGH KEY POINTS OF OF THE PLAN BUT I ALSO HAVE A PDP OF THE PLAN ON MY SCREEN THAT WE CAN JUMP INTO ANY SPECIFIC SECTIONS THEREIN THAT YOU MAY HAVE ANY QUESTIONS ON.

SO AS I MENTIONED, THE PLAN ITSELF IS GENERALLY ORGANIZED INTO FOUR CHAPTERS.

I'M GOING TO JUMP IN AND OUT OF PRESENTATION MODE JUST SO THAT I CAN GO THROUGH THIS QUICK AND DON'T GET STUCK ON ANY SINGLE PAGE. SO THE FIRST CHAPTER, OF COURSE, IS THE INTRODUCTION. BASICALLY, THAT GIVES BACKGROUND AND CONTEXT TO THIS PLAN.

IT DESCRIBES, BECAUSE THIS IS A SB2 FUNDED PLANNING GRANT THAT'S FUNDING THE SPECIFIC PLAN, OBJECTIVES OR REQUIREMENTS OF THAT GRANT AS IT RELATES TO THE SPECIFIC PLAN. IT GOES THROUGH THE SPECIFIC PLAN BOUNDARIES AND THE AREA DESCRIBING SOME OF THE EXISTING AMENITIES AND ATTRACTIONS AND BASICALLY THE AMENITIES WITHIN THE PLAN AREA THAT THIS SPECIFIC PLAN IS TRYING TO ORGANIZE INTO A ORGANIZED TAPESTRY THAT TIES WHAT YOU HAVE TOGETHER AND TIES TOGETHER THE VISION THAT THE GENERAL PLAN HAS ARTICULATED FOR THE PLAN AREA THROUGH THE PLACE TYPES THAT IT HAS IDENTIFIED INTO A SPECIFIC SET OF STRATEGIES AND THEN ULTIMATELY DEVELOPMENT STANDARDS AND IMPLEMENTATION TOOLS FOR SYSTEMICALLY ACHIEVING THE GENERAL PLAN'S VISION FOR THIS PLACE, A SPECIFIC PROJECT AT A TIME, A SPECIFIC IMPROVEMENT AT A TIME, BUT DOING SO IN A COHESIVE AND ORGANIZED WAY SO THAT EACH INCREMENT OF IMPROVEMENT GETS YOU THAT MUCH CLOSER TO THE LONG-TERM OUTCOMES THAT THE GENERAL PLAN HAS DESCRIBED.

OUTCOMES. SO THE GENERAL PLAN, OF COURSE, IS GENERAL.

SO THE DESIGNATIONS AND YOU CAN SEE THAT IN THIS SMALL MAP ON THE LOWER LEFT THAT RELATE TO THE 111 CORRIDOR SPECIFIC PLAN INCLUDE DESIGNATIONS CALLED MIXED USE NEIGHBORHOOD, CONNECTED NEIGHBORHOOD, ONE FOR AND CENTERED AROUND MIDTOWN ITSELF, DOWNTOWN IS NOT TECHNICALLY PART OF THE SPECIFIC PLAN AREA BUT IT'S DIRECTLY ADJACENT 111 AND CERTAINLY RELATES TO THE THAT DEVELOPMENT ENVISIONED FOR THE EAST SIDE OF THE CORRIDOR, AND THEN YOU HAVE DESIGNATIONS RELATED TO PUBLIC AND INSTITUTIONAL LAND THAT THE COUNTY OWNS, AND THEN ON THE EAST END OF THE CORRIDOR THERE IS THE WORKPLACE EMPLOYMENT DISTRICT THAT KIND OF BLEEDS OVER FROM THE OTHER SIDE OF 99 AND THE WASH, AND WE'LL GET TO THAT A LITTLE LATER.

SO THESE GENERAL PLAN DESIGNATIONS ARE -- THEY COVER LARGE SPANS OF LAND, AND WE'LL SEE THIS A LITTLE LATER WHEN WE GET INTO THE REGULATORY FRAMEWORK OF THE SPECIFIC PLAN.

BUT THEY DESCRIBE A FAIR, COMPREHENSIVE AND ROBUST VISION FOR THESE ENVIRONMENTS.

AND ANY TIME YOU'RE HAVING MIXED USE ENVIRONMENTS, OBVIOUSLY, DESCRIBING MIXED USE ENVIRONMENTS, OBVIOUSLY THAT'S A COMPLEX ENVIRONMENT THAT NEEDS SPECIFIC REGULATORY TOOLS TO IMPLEMENT. SO WHILE THE GENERAL PLAN DESIGNATIONS ARE SOMEWHAT BROAD STROKES APPLIED TO THE CORRIDOR, THE LEGISLATOR AND ZONING FRAMEWORK THAT WE SET UP IN THE SPECIFIC PLAN TO ACTUALLY IMPLEMENT THAT'S INTENTIONS NEED TO BE SLIGHTLY MORE NUANCED

[00:30:01]

AND BASED ON MAKING SURE THAT THE PATTERN THAT IMPLEMENT THAT VISION HAPPEN AND ARE APPLIED IN WAYS THAT ARE CONTEXT AWARE AND SENSITIVE. SO THEN ANOTHER THING CHAPTER 1 DOES, IT SUMMARIZES THE PUBLIC OUTREACH PROCESS THAT WE'VE GONE THROUGH WITH YOU AND WITH YOUR COMMUNITY OVER THE LAST NEARLY TWO YEARS, SO THIS IS A SPREAD THAT'S SUMMARIZING SOME OF THE KEY POINTS THAT WERE HEARD.

AND THEN ULTIMATELY CHAPTER 1 ENDS WITH A SYNTHESIS OF WHAT THE GENERAL PLAN HAS SAID, WHAT THE EXISTING CONDITIONS AND OPPORTUNITIES THAT ARE AVAILABLE HERE AND WHAT THE COMMUNITY HAS DESCRIBED AS THEIR VISION FOR THE CORRIDOR INTO THESE SIX GOALS AND THE SIX GOALS ARE VISION, PLANNING -- VISIONARY PLANNING AND DESIGN, HUMAN SCALE PLACE MAKING, DEVELOPING THROUGH CONNECTING THROUGH LAND USE PATTERNS, ENSURING THAT THERE'S A STRONG VISUAL IDENTITY FOR THE DOOR CORRIDOR, ESPECIALLY ALONG HIGHWAY 111 THAT THERE'S AN IDENTITY THAT SEPARATES INDIO FROM THE REST OF THE COACHELLA VALLEY CITIES, THAT ALL GROWTH IN THIS AREA BE MARKET DRIVEN AND REALLY CALIBRATED TO MARKET REALITY SO THIS ISN'T JUST VISIONARY PLANNING THAT ISN'T BASED IN ANY ECONOMIC REALITY.

AND THEN THAT THE PLAN BE IMPLEMENTATION FOCUSED, SO ULTIMATELY THE WHOLE VALUE OF THIS PLAN AS A TOOL IS SO THAT YOU CAN ACTUALLY ACCOMPLISH THE VISION THAT GENERAL PLAN STARTED TO SET FORTH AND THAT YOU ASKED YOUR COMMUNITY TO BECOME THE

CHAMPIONS OF. >> PETER, I WILL JUST QUICKLY INTERJECT. THOSE GOALS ARE PRETTY MUCH TAKEN DIRECTLY FROM THE GENERAL PLAN. THOSE ARE CITYWIDE GOALS AND WE SORT OF BOARD THEM AND PARTICULARIZED THEM TO THE CORRIDOR BECAUSE THEY SORT OF APPLIED ALL THE MORE SO TO THIS CENTRAL CORRIDOR OF THE CITY AT THE SAME TIME THAT THEIR GOALS

APPLIED CITYWIDE. >> SO THEN CHAPTER 2, WE CALL AT THIS TIME PLACE MAKING VISION, REALLY IT IS TAKING -- IT IS TURNING THE GOAL ESTABLISHED IN CHAPTER 1 INTO A SET OF PLACE MAKING STRATEGIES THAT CAN BE APPLIED TO ACTUAL AND PHYSICAL PLACES WITHIN THE CORRIDOR.

SO WE BEGIN CHAPTER 2 WITH THIS SORT OF BRIDGING PIECE THAT DESCRIBES A VISION STATEMENT FOR THE CORRIDOR, FOR THE HIGHWAY 111 CORRIDOR WILL BE TRANSFORMED FROM A SUBURBAN HIGHWAY COMMERCIAL STRIP INTO A LIVELY DYNAMIC IS THE SOCIAL, CULTURAL FOR THE CITY OF INDIO, BUILDING ON ITS EXISTING AMENITIES BE WITH REFLECTING THE COMMUNITY DESIRES AND LEVERAGING AND EVOLVING THE ECONOMIC OPPORTUNITIES FOR THE BENEFIT ENTIRE COMMUNITY. SO THAT STATEMENT CAN BE TWEAKED BUT WE THINK THAT'S A FAIRLY STRONG SYNTHESIS OF WHAT WE HAVE HEARD FROM THE COMMUNITY AND WHAT THE GENERAL PLAN HAS SAID AND WHAT WE SEE AS SOME OF THE REAL OPPORTUNITIES THAT EXIST WITHIN THE PLAN AREA. SO CHAPTER 2 BEGINS BY SETTING THE STAGE FOR SOME OF THE STUDIES THAT WE -- THE PLACE-SPECIFIC STUDIES THAT WE, OPPORTUNITY STUDIES THAT WE GO INTO IN THE CHAPTER WITH THESE SEVEN PLACE-MAKING PRIORITIES AND STRATEGIES. BASICALLY, HOW CAN YOU ACCOMPLISH THOSE THINGS HERE.

SO THE FIRST IS ESTABLISHING A UNIQUE CORRIDOR IDENTITY.

THE GENERAL PLAN DESCRIBES A VISION FOR THE 111 CORRIDOR TO BE TRANSFORMED FROM A REGIONAL HIGHWAY THAT'S IN MANY WAYS CUTTING THROUGH MANY OF THEE COMMUNITIES INTO A CONNECTIVITY CENTRAL BOULEVARD THAT ACTS MORE LIKE A ZIPPER AND STITCHES IT TOGETHER, SO PARTICULARLY THE NORTH AND SOUTH SIDES OF THE CORRIDOR CURRENTLY ARE VERY DISCONNECTED BECAUSE OF THE HIGHWAY 111, AND THERE'S AN OPPORTUNITY THROUGH BOTH STREETSCAPE IMPROVEMENT STRATEGIES AS WELL AS SOME OF THE UNDERDEVELOPMENT OPPORTUNITIES ALONG THE CORRIDOR TO REALLY TRANSFORM THIS FROM A HIGHWAY INTO A BOULEVARD, AND A BOULEVARD IS SOMETHING THAT PROVIDE VERY HIGH QUALITY STREET ADDRESSES AND TO NEW DEVELOPMENT, SO AT A TRACTS NEW DEVELOPMENT, AND IT'S A VERY STRONG PUBLIC REALM AMENITY THAT CONNECTS THE NORTH-SOUTH SIDE OF 111 TO EACH AND BECOMES THE CENTER OF MANY OF THE SURROUNDING ADJACENT NEIGHBORHOODS.

SO THE SECOND, THAT FLOWS INTO NUMBER 2, IS ORGANIZING THE DOOR CORE DO INTO A SERIES UNIQUE PLACES. SO THE CORRIDOR IS NEARLY

[00:35:02]

IT'S A LONG CORRIDOR. SO THE REALITY OF GETTING ACTIVE COMMERCIAL SPACES ALONG THE WHOLE CORRIDOR, THERE'S NO MARKET THAT COULD DELIVER THAT, SO IT'S IMPORTANT, THEN, TO THINK ABOUT THE CORRIDOR AS A SERIES OF PLACES.

SOME OF THOSE PLACE TYPES MIGHT INCLUDE NEIGHBORHOOD CENTERS WITH ACT OF GROUND FOR COMMERCIAL USES. SOME OF THOSE IN-BETWEEN AREAS MIGHT HAVE RESIDENTIAL COME HERE TO THE CORRIDOR, THEY MIGHT BE RESIDENTIAL NEIGHBORHOODS THAT SITE ONTO THE CORRIDOR.

AND BETWEEN THESE CENTERS AND DISTRICTS, THE PLANNING AREA IS GOING TO BE STITCHED TOGETHER BY NEIGHBORHOOD FABRIC. NUMBER 3 IS MAKING A COMPLETE HUMAN SCALE NEIGHBORHOOD AND CENTERS, SO THAT REALLY TIES INTO NUMBER 2. IF YOU HAVE A SERIES OF PLACES, MAKING SURE THEY'RE COMPLETE AND DESIGNED AT THE SCALE OF HUMAN BEINGS AND FOR HUMAN BEINGS.

NUMBER 4, DEVELOP AROUND A COMPLETE PUBLIC REALM NETWORK.

SO THAT MEANS THERE ARE VERY LARGE AREAS OF VACANT AND UNDERDEVELOPED LAND WHICH IS A HUGE OPPORTUNITY FOR THE CITY AND FOR NEW DEVELOPMENT BY ENSURING THAT WHEN, IF AND WHEN THAT DEVELOPS, THAT THAT BE ORGANIZED INTO A COMPLETE PUBLIC REALM NETWORK THAT ACCOMPLISHES THE GENERAL PLAN'S INTENTIONS, GOALS AND DIRECTIONS OF WALKABILITY AND CONNECTIVITY THROUGHOUT THE CITY. NUMBER 5, ENSURING CONTEXT TO WHERE NEIGHBORHOODS TRANSITION.

SO THIS CORRIDOR IS ENVISIONED TO BE A VERY STRONG URBAN ENVIRONMENT, BUT IT'S SURROUNDED BY VERY LOW DENSITY SINGLE-FAMILY NEIGHBORHOODS, SO MAKING SURE THAT AS DEVELOPMENT APPROACHES THE SURROUNDING NEIGHBORHOODS, IT'S APPROPRIATELY SCALING DOWN SO THAT IT FITS WITH ITS SURROUNDINGS. NUMBER 6, CREATE NEW VALUE FOR INFILL INVESTMENT.

AND THEN 7. CREATE MEMORABLE GATEWAYS.

REALLY, AGAIN, THE SYNTHESIS OF ALL OF THIS IS THAT THE CORRIDOR, THE GOAL FOR THE CORRIDOR IS FOR IT TO EVOLVE INTO A VERY COMPLETE, STRONG, ATTRACTIVE, VALUABLE, WALKABLE URBAN ENVIRONMENT, AND THAT WILL BE KEY TOO THE STRONG IDENTITY THAT IS BEING SOUGHT IN PRIORITY

NUMBER 1. >> BECAUSE AS YOU GO UP AND DOWN 111 THROUGH THE VALLEY, A LOT OF TIMES YOU WONDER, WHAT CITY AM I IN? AND THE GOAL HERE IS FOR IT TO BE ABSOLUTELY COMPLETELY CLEAR THAT I'M IN INDIO.

I'M IN THE MIDDLE OF INDIO.

AND I LIKE IT HERE. >> SO THOSE GATEWAYS MAY BE NORM FOAM AT IN FORM OF GATEWAY SIGNAGE AND MONUMENT AND THEY MAY BE AS A RESULT OF THE ENVIRONMENT THAT THE CORRIDOR WILL BECOME. SO FOLLOWING THE PLACE MAKING PRIORITIES, THEN WE APPLY THOSE INTO THREE DIFFERENT CORRIDOR SEGMENTS. SO REALLY JUST FOR PURPLES OF ORGANIZATION AND -- PURPOSES OF ORGANIZATION AND BASED ON EXISTING CHARACTERISTICS OF EACH PLACE, WE HAVE ASSIGNED -- WE HAVE DESCRIBED THESE THREE SEGMENTS AS THE WESTGATE WAY, MIDTOWN, WHICH BASICALLY INCLUDES ALL OF THE LAND FROM THE S CURB OVER TO SORT OF THE EDGE OF DOWNTOWN AND THE EAST GATEWAY BEING THE PORTIONS OF THE CORRIDOR COMING IN OVER GOLF PARK CENTRAL AND INDIO BOULEVARD AS YOU'RE APPROACHING DOWNTOWN FROM THE EAST. AND THEN, AND THIS IS A VERY CONDENSED VERSION OF THIS CHAPTER, WE GO INTO A LOT MORE DETAIL ABOUT SPECIFIC OPPORTUNITIES. I JUST WANT TO WALK YOU THROUGH SOME OF THE KEY IDEAS.

SO BASICALLY WE GO SEGMENT BY SEGMENT IN THE CORRIDOR DESCRIBING KEY OPPORTUNITIES FOR EACH AND SHOWING HOW THE REGULATORY FRAMEWORK, NEW ZONING AND NEW PUBLIC RECREATION CAN AND WILL BE REQUIRED TO BE APPLIED TO EACH PART OF THE CORRIDOR BASED ON EXISTING CONDITIONS. AND THEN FOR EACH THESE SEGMENTS WE GO INTO MORE DESCRIPTIVE AND ILLUSTRATIVE DETAIL ABOUT THOSE SPECIFIC OPPORTUNITIES AND WE'LL INVITE YOU TO GIVE THOSE A READ.

AND WE HOPE THAT -- REALLY, THERE'S NO NEW INFORMATION IN

[00:40:01]

HAVE. >> WHICH SETS THE BASIS FOR THE DEVELOPMENT STANDARD AND THE IMPLEMENTATION STRATEGIES AND ALSO IT'S JUST INFORMATION THAT'LL PROBABLY BE HELPFUL TO PEOPLE WHO ARE THINKING ABOUT INVESTING A LOT OF MONEY HERE SO THEY CAN BASICALLY READ IN AN HOUR WHAT Y'ALL HAVE BEEN WORKING ON FOR YEARS.

>> SO CHAPTERS 1 AND 2 ARE REALLY CONFIRMING WHAT THE VISION FOR THE LONG-TERM EVOLUTION OF THE CORRIDOR SPECIFIC PLAN PLAN AREA IS GOING TO BE. CHAPTER 3 IS REALLY THE REGULATORY COMPONENT OF THIS DOCUMENT. SO CHAPTER 3 IS ORGANIZED INTO A NUMBER OF SUBSECTIONS, SO THE FIRST SECTIONS ARE REALLY ABOUT PROCESS. AND I'LL GO INTO A LITTLE BIT MORE DETAIL ABOUT THIS IN A MOMENT, BUT IT'S REALLY ABOUT SETTING UP THE REGULATORY FRAMEWORK, DESCRIBING THE PERMITTING PROCESSES FOR VARIOUS TYPES OF DEVELOPMENT, OPPORTUNITIES IN THE CORRIDOR, AND DESCRIBING SOME OF THE -- DESCRIBING THE LEVEL OF -- THE ADMINISTRATIVE LEVEL REVIEW THAT NEEDS TO HAPPEN FOR VARIOUS TYPES OF IMPROVEMENTS AND DEVELOPMENT PROPOSALS. THESE MIDDLE SECTIONS 3.4 AND 3.5 ARE ESTABLISHING INTO REGULATORY ZONING FRAMEWORK FOR CORRIDOR, DESCRIBING RULES FOR APPLICATION OF THOSE ZONES.

AS I DESCRIBED EARLIER, THE GENERAL PLANS DESIGNATIONS FAIRLY BROAD STROKES, AND THE ZONES THAT WE HAVE SET UP, ZONES AND OVERLAY THAT WE HAVE ACTUALLY SET UP FOR THIS CHAPTER ARE A LOT MORE NUANCED.

>> BECAUSE THE GENERAL PLAN HAS THE LUXURY OF SAYING THAT IT'S ALL SUPPOSED TO BE A WONDERFUL MIXED USE ENVIRONMENT.

WITH MORE INTENSITY RIGHT ON 111 AND LOWER INTENSITY AS IT CONNECTS TO THE ADJOINING NEIGHBORHOODS, BUT THEN THAT STRONG IDEA HAS TO BE BROKEN DOWN INTO RULES, AND THAT'S WHAT

THE CODE DOES. >> YEAH, AND IT BECOMES A VERY SOPHISTICATED TOOL WITH A NUMBER OF LEVERS AND DIALS THAT CAN BE CALIBRATED AS NEEDED, AND ESPECIALLY OVER TIME AS YOU BEGIN USING THIS REGULATORY TOOL TO CONTROL AND ENFORCE DEVELOPMENT. IT'S SOMETHING THAT CAN EVOLVE OVER TIME AS IT'S FIELD TESTED.

THEN THESE MIDDLE 3.6 AND 3.7 ARE ABOUT SUBDIVISION AND PUBLIC REALM COMPLETION STANDARDS.

SO AS I DESCRIBED PREVIOUSLY, THERE'S LARGE PORTIONS OF VACANT UNDERDEVELOPED LAND, PARTICULARLY ON THE WEST CORRIDOR, IN ORDER FOR THESE AREAS TO DEVELOP INTO THE TYPES OF NEIGHBORHOOD AND URBAN PATTERNS THAT SPECIFIC PLAN DESCRIBES THEY HAVE TO BE ORGANIZED NIGH NETWORK OF BLOCKS AND STREETS AND CONNECTIONS, AND THIS SECTION PROVIDES THE REQUIREMENTS TO ENSURE THAT THAT HAPPENS ON AN AREA-BY-AREA BASIS AND THEN PROVIDES DESIGN STANDARDS FOR THE ACTUAL ELEMENTS OF THE PUBLIC REALM, SO STREETS, OPEN SPACES, PASEOS,

AND THE LIKE. >> THAT'S PROBABLY THE MOST CRITICAL PIECE OF THIS WHOLE THING BECAUSE A LOT OF CITIES HAVE SPECIFIC PLANS AND ZONING STANDARDS THAT'LL MAKE ONE PROJECT AT A TIME PRETTY NICE, BUT THAT SECTION 3.6 AND 3.7 IS WHAT MAKES SURE THEY ALL HOOK TOGETHER AND ADD UP TO A CITY, TO THE MIDDLE OF YOUR CITY.

>> YEP.

AND THEN -- SO THIS BULK OF THIS NUMBER OF SECTIONS HERE, 3.8, THROUGH 3.13, THESE ARE REALLY PRIVATE DEVELOPMENT STANDARDS, SO THESE ARE WRITTEN AS, BOTH AS OBJECTIVE STANDARDS THAT COVER ALL OF THE NECESSARY TOPICS OF BUILDING PLACEMENT AND ACCESS BUILDING HEIGHT, SIGNAGE, PARKING, SITE DESIGN, AND IT ALSO INCLUDES DESIGN GUIDELINES WHICH ARE AT LEAST SUPPLEMENTAL TO OBJECTIVE STANDARDS AND CLARIFY IN ANY CASES OF UNCERTAINTY, THEY CLARIFY THE INTENT, AND WHERE WE ARE DESCRIBING THAT ALL DEVELOPMENT

[00:45:03]

THE REALITY OF THE MARKET IS THAT YOU MIGHT NOT GET THAT FOR SOME TIME. SO THIS SECTION IS SET UP TO PROVIDE PROVISIONS FOR THE CITY TO DISCERN SOME OF THE TYPES OF DEVELOPMENT THAT MARKET MIGHT WANT TO DELIVER IN THE NEAR TERM, MAYBE SOME MORE -- MORE HIGHWAY-ORIENTED OR EVEN SUBURBAN DEVELOPMENT PATTERNS ALONG 111.

THAT MIGHT BE JUST FINE AS LONG AS THEY ARE DEVELOPED IN WAYS AND FOLLOWING THE RULE, CERTAIN RULES OF DEVELOPMENT THAT WOULD STILL ALLOW THEM TO CONTRIBUTE TO THE INTENDED LONG-TERM URBAN ENVIRONMENT THAT THIS PLAN WAS TRYING TO CREATE. SO WE'LL SHOW YOU SOME EXAMPLES OF THAT IN JUST A MINUTE.

>> IF YOU'RE GETTING THE BASIC STREET NETWORK AND MOBILITY NETWORK AND PUBLIC SPACE NETWORK THAT IS ENVISIONED FOR THE LONG TERM, A FEW SMALLER BUILDINGS THAT AREN'T YOUR LONG TERM DREAM BUT CONTRIBUTE TO MAKING THIS A NICER PLACE THAN IT WAS A COUPLE OF YEARS AGO, THEY'RE JUST FINE.

BUT THEY NEED TO BE PART OF FABRIC OF THE LONG-TERM DREAM, NOT JUST SOME LITTLE PROJECT THAT'S GOOFING OFF AND SORT OF IN THE WAY OF ACHIEVING YOUR

LONG-TERM VISION. >> RIGHT.

YEAH, AND THAT'S ABSOLUTELY CRITICAL, BASICALLY WE WANT TO ALLOW AN OPPORTUNITY TO NOT -- WELL, TO MAKE SURE THAT THE LAND DOESN'T SIMPLY LIE VACANT FOR YEARS TO COME IF THAT'S NOT ECONOMICALLY FEASIBLE OR DESIRABLE TO THE CITY, BUT AT THE SAME TIME ENSURE THAT DEVELOPMENT PATTERNS THAT ARE PREVENTIVE OF THE LONG-TERM OUTCOMES ARE NOT APPROVED YEAR

ONE, RIGHT? >> RIGHT.

>> SO THEN THIS LAST PIECE I'VE JUST HIGHLIGHTED, I'M NOT SURE EXACTLY SURE TO WHAT EXTENT YOU HAVE ALL HAD TO REALLY DIVE MOO THE DOCUMENT. I KNOW YOU'VE ONLY HAD IT FOR A FEW DAYS SO I WANT TO CALL OUT, THERE ARE A COUPLE OF THESE SECTIONS, AND REALLY IT'S MECHANICAL IN TERMS OF HOW ALL OF THE REQUIREMENTS AND REGULATIONS WORK TOGETHER THAT WE'RE STILL REFINING ALONG WITH KEVIN AND HIS TEAM IN PLANNING, THAT ULTIMATELY WILL BE UPDATED PRIOR TO THE HEARING ON THE 24TH, AND YOU'LL BE GETTING AN UPDATED DRAFT OF THIS IN THE COMING WEEK, AND OUR DEADLINE IS THE 17TH, AND THEN KEVIN WILL DECIDE -- I'LL LEAVE IT TO KEVIN TO COMMUNICATE EXACTLY WHEN THAT WILL BE DISTRIBUTED TO YOU ALL, BUT ULTIMATELY YOU WILL HAVE THE SECTIONS THAT ARE -- THAT APPEAR IN THE DOCUMENT IN PROGRESS AT THIS TIME WILL BE UPDATED AND REFINED BY THE TIME THAT THIS COMES BEFORE YOU FOR A RECOMMENDATION.

>> PETER, THIS IS KEVIN. BEFORE YOU MOVE ON, I JUST WANT -- WE'VE GONE THROUGH A LOT OF INFORMATION. I JUST WANT TO MAKE SURE THE PLANNING COMMISSION, IF YOU HAVE ANY QUESTIONS, IF YOU NEED CLARIFICATION BEFORE PETER MOVES ON TO THE NEXT AREA, I JUST WANT TO MAKE SURE YOU HAVE A CHANCE TO ASK IF I QUESTIONS THAT YOU MIGHT HAVE. SO IF THE CHAIR WANTS TO CHECK IN WITH HIS COMMISSIONERS, PERHAPS THIS WOULD BE A GOOD TIME BECAUSE WE'VE COVERED A LOT OF INFORMATION IN A SHORT AMOUNT OF TIME SO I JUST WANT TO MAKE SURE THERE'S A CHANCE FOR THE COMMISSION TO ASK QUESTIONS.

>> SURE. THANK YOU. >> I DON'T THINK WE HAVE ANY QUESTIONS HERE. TOM, VICE CHAIR OR COMMISSIONER LOPEZ, ANY QUESTIONS AT THIS

TIME? >> YEAH, A FEW THING CAME UP FOR ME AS YOU WERE TALKING.

I'M CURIOUS HOW MANY FOLKS WE WERE ABLE TO ENGAGE THROUGH THIS PROCESS. I KNOW THAT IN CHAPTER 1 YOU OUTLINED IT, AND I HAVEN'T

[00:50:03]

IN CHAPTER 2 WE TALK ABOUT A CULTURALLY DYNAMIC CORRIDOR.

I GUESS I'M CURIOUS HOW THAT IS OUTLINED, WHAT ARE THOSE PARAMETERS. UNDER CHAPTER 3 -- I'M JUST GOING TO THROW IT ALL OUT THERE. UNDER CHAPTER 3, EXCUSE ME, FOR PARKING, BECAUSE I KNOW THAT THAT'S GOING TO BE A PRETTY BIG ISSUE, ESPECIALLY A DEVELOPMENT IS COMING, HOW ARE WE HANDLING PARKING REQUIREMENTS TO FIT DENSITY? AND THEN I GUESS OVERALL HOW DOES THIS -- TO WHERE WE'RE AT NOW, THE YOU DOCUMENT PLAYING COORDINATION WITH THE EJ ELEMENT IN THAT I SEE ALL OF THIS GROWTH AND DEVELOPMENT AS A POSITIVE THING FOR THE CITY, BUT ONE OF MY CONCERNS IS THAT, YOU KNOW, THAT WE DON'T WANT TO OUTGROW THE FOLKS THAT ARE ALREADY HERE, AND SO HOW ARE WE IMPLEMENTING OR HOW ARE WE CULLING OUT WAYS THAT WE'RE GOING TO NOT GENTRIFICATION AND THAT WE'RE NOT GOING TO CAUSE WHAT HAS HAPPENED IN A LOT OF OTHER CITIES THAT DEVELOP FAIRLY QUICKLY IN CALIFORNIA IN THE LAST, YOU KNOW, 20, 30 YEARS, SO I'M JUST CURIOUS IF YOU HAVE A

RESPONSE TO THAT. >> SURE.

I'M GOING TO JUMP IN REALLY QUICKLY AND TAKE THE LAST QUESTION. AS WE TALK ABOUT THE IMPLEMENTATION CHAPTER, THERE'S ACTUALLY AN ENTIRE SECTION ON ANTI-DISPLACEMENT STRATEGIES THAT ARE NOT ABOUT THE CORRIDOR THEMSELVES BUT ABOUT THE ADJACENT NEIGHBORHOOD AND HOW CAN YOU PLAN TO PROTECT LEGACY RESIDENTS IN THOSE NEIGHBORHOODS AS NEW INVESTMENT REVITALIZATION OCCURS, SO IT'S SOMETHING THAT WE TAKE VERY SERIOUSLY AND THAT WE'VE GIVEN AN ENTIRE SECTION IN THE IMPLEMENTATION CHAPTER TO.

>> BECAUSE THE CORRIDOR ITSELF HAS VERY, VERY, VERY FEW RESIDENTS. RIGHT.

RIGHT. BUT THERE'S SPHERES OF

INFLUENCE. >> THAT'S WHAT SHERRY IS TALKING ABOUT. THAT'S AN EXCELLENT POINT.

THANK YOU, SIR. >> AND, PETER, DO YOU WANT TO TAKE THE FIRST QUESTION REGARDING COMMUNITY ENGAGEMENT, ADD A LITTLE MORE CONTEXT TO

THAT? >> YEAH, AND I DON'T HAVE SPECIFIC NUMBERS IN FRONT OF ME, BUT THE TYPES OF ENGAGEMENT THAT WERE DONE, WE DID THREE COMMUNITY WORKSHOPS.

THE ATTENDANCE, I WOULD SAY, WANED TOWARD THE LATTER.

THE FIRST TWO WERE FAIRLY WELL INTENDED. THE LAST THERE WERE A FEW IN ATTENDANCE. WE DID SOME ONLINE SURVEYS, AND I THINK THAT'S WHERE WE RECEIVED PROBABLY THE BULK OF OUR FEEDBACK THAT YOU SEE PARTICULARLY IN THIS LITTLE WEB DIAGRAM THAT ARE IN CHAPTER 1.

AND THERE WAS ADDITIONAL OUTREACH THAT WAS DONE AT SOME OF THE SWAP MEETS. SO I.

AGAIN, I CAN'T SPEAK TO JUST OFF THE TOP OF MY HEAD, TO EXACT NUMBERS. WE HAD AN OUTREACH CONSULTANT, MIGUEL, AND I'M FORGETTING HIS LAST NAME, OF URBAN SEMILLAS, WHO HEADED UP TO OUTREACH PROCESS, AND THE ATTEMPT AT LEAST WAS TO DO AS BROAD AND FAR-REACHING OUTREACH AS WE

COULD. >> AND WE ALSO MAINTAINED A PROJECT WEBSITE ON THE CITY WEB PAGE AND WE HAD A GROUP MAILING LIST THAT INDIVIDUALS COULD SIGN UP FOR TO RECEIVE INFORMATION, AND THAT GROUP MAILING LIST WILL ALSO BE GETTING NOTIFIED ABOUT THE UPCOMING PUBLIC HEARING AS WELL. I WAS TELLING AT THE INDIO SWAP MEET EVENTS WITH MIGUEL AND HIS TEAM, AND WE ACTUALLY GOT A LOT OF INTEREST, AND IT WAS ACTUALLY KIND OF FUN BECAUSE IT WAS A LOT OF INTEREST FROM YOUNGER MEMBERS OF THE COMMUNITY WHO WERE REALLY KIND OF INTRIGUED ABOUT THE IDEA, SO SURPRISING.

I DIDN'T EXPECT THAT, BUT IT WAS

A NEAT OUTCOME. >> I HAVE A QUESTION.

I ACTUALLY LIVE ACROSS THE STREET FROM THE SWAT MEET.

NEVER GOT AN INVITATION.

I DON'T KNOW HOW FAR YOUR CONSULTANT WENT TO DO SOME OUTREACH. I DON'T THINK ANY OF MY RELATIVES OR NEIGHBORHOODS DID AS FAST SO I WAS CURIOUS.

MAYBE IT'S SOMETHING WE CAN TALK ABOUT OFFLINE, BUT I DIDN'T REALLY KNOW AND I ACTUALLY LIVE RIGHT ACROSS THE STREET FROM THE

SWAP MEET. >> COMMISSIONER LOPEZ, THIS IS KEVIN. WE DIDN'T NOTIFY ABOUT IT.

WE SECURED A VENDOR STALL LIKE

[00:55:02]

>> I WAS A LITTLE CONFUSED BY THE LANGUAGE YOU USED EARLIER. NOT USED, KEVIN, BUT USUALLY THERE'S AN OUTREACH, A MAILER THAT WENT OUT.

>> WE DID DO A MAILER.

WE DID DO A MAILER WITH COMMISSIONER, TO ALL PROPERTY OWNERS WITHIN THE BOUND RESISTS CORE A QUARTER MILE ON EITHER SIDE, SO IF YOU WERE OUTSIDE THAT BOUNDARY YOU DID NOT RECEIVE THE MAILER. WE WENT ON THE BOUNDARIES OF THAT. SO WE DID DO A POSTCARD MAILER, AND WE DID THAT EARLY IN PROCESS TO MAKE FOLKS AWARE OF THE PROJECT AND THE PROJECT GOALS.

>> OKAY. I'LL TALK TO YOU OFFLINE.

I NEVER GOT ANYTHING LIKE THAT.

I DON'T THINK MY FAMILY DID.

BUT I'M INTERESTED TO SEE WHAT BOUNDARIES, HOW FAR IT WENT

BACK. >> SURE.

AND WE MAY, I THINK, SOME OF THE IMAGES THAT PETER SHOWED YOU EARLIER SHOWED THE BOUNDARIES, AND I DON'T KNOW IF PETER HAS ONE THAT MAYBE SHOWS IT MORE CLEARLY. AS WE GO THROUGH IT TONIGHT, WE MAY BE ABLE TOO SEE THAT, BUT I CAN TALK TO YOU OFFLINE.

I'M GOING TO LET PETER ADDRESS THE CULTURAL QUESTION THAT THE VICE CHAIR HAD BUT I WOULD LIKE TO ADDRESS THE ENVIRONMENTAL JUSTICE QUESTION. AS THE VICE CHAIRPERSON POINTED OUT WE DO HAVE AN ENVIRONMENTAL JUSTICE COMPONENT OF OUR GENERAL PLAN. SO WHEN THIS PROJECT COMES BEFORE YOU THIS WILL ANALYZE THAT. AS THE ENVIRONMENTAL JUSTICE ELEMENT PLAN OF OUR PLAN IS WRITTEN, IT'S BROAD RANGING.

IT COVERS HEALTH, FOOD, ENVIRONMENTAL ISSUES, AIR QUALITY, FOR EXAMPLE, AND SO THE PLAN AS ENVISIONED, PARTICULARLY IN THE PUBLIC SPACES, IS REALLY LOOKING TO A FUTURE WITH A CORRIDOR THAT THE STREET INFRASTRUCTURE OF THE CORRIDOR WILL BE MUCH DIFFERENT THAN YOU CURRENTLY SEE.

IT WILL BE MORE PEDESTRIAN ORIENTED, MORE SHADE ORIENTED, SO WE'RE LOOKING TO DEVELOP OVER TIME AND HONESTLY THAT 3.9-MILE CORRIDOR IS NOT GOING TO HAPPEN ALL AT ONCE, BUT DEVELOP OVER TIME A MUCH MORE URBAN LOOKING AND URBAN FEELING CORRIDOR THAT ACCOMMODATEDS NOT JUST VEHICLES, WHICH PRIMARILY IS WHAT HIGHWAY 111 DOES RIGHT NOW, ABOUT THE ACCOMMODATEDS PEDESTRIANS, BICYCLISTS.

>> TODAY IT'S BEEN DESIGNED TO CONNECT LOS ANGELES TO PHOENIX, NOT SOUTH SIDE OF THE STREET TO THE NORTH SIDE OF THE STREET.

>> AND DAVID IS CORRECT.

>> AND THAT'S WHAT THIS PLAN IS -- A LOT OF THE WORK WE HAVE DONE IS SIMPLY ABOUT CONNECTING NORTH INDIO TO SOUTH INDIO MORE THAN LOS ANGELES TO NEW MEXICO.

>> RIGHT.

AND THERE WAS A ZIPPER TERM USED EARLIER, AND IN THE PLAN THERE'S ACTUALLY A TERM, CHANGED FROM A RIPPER TO A ZIPPER, MEANING RIGHT NOW WE HAVE A SPLIT ON FOCUSING VEHICLE MOVEMENT TO THE SOUTH AND SOUTH SIDE OF HIGHWAY 111 AND WE WANT TO TIE IT BACK TOGETHER, EE, ZIPPER AND ONE WAY YOU CAN DO THAT IS THROUGH THE PEDESTRIAN AND OTHER FORMS OF TRAVEL, INFRASTRUCTURE WAS MENTIONED. SO WE WILL GET INTO THAT.

>> AND ALSO ONE OF THE KEY OBJECTIVES IS TO BRING A LOT MORE DAILY NEEDS AND WANTS IN TERMS OF CONVENIENCE, RETAIL, PARKS AND OTHER DESTINATIONS THAT PEOPLE LIKE TO GO TO DAILY, TO WITHIN WALKING AND BIKING DISTANCE OF NEW RESIDENTS WITHIN THE CORRIDOR AND WITHIN EASY REACH OF A LOT OF THE RESIDENTS WHO CURRENTLY LIVE IN THE HOUSING TRACTS ADJACENT WHO CURRENTLY HAVE TO DRIVE AROUND ON TEAR ARTERIAL STREETS AND GO A LONG WAY TO GET BREAD AND MILK AND FIND A PLACE FOR THEIR KIDS TO RUN AROUND.

THE POINT HERE IS REALLY TO DRASTICALLY CHANGE THE VEHICLE MILES TRAVELED FOR THE AVERAGE RESIDENT AND THE AVERAGE WORKER AND MAKE IT MORE OF A QUALITY OF LIFE RATHER THAN JUST DRIVING

AROUND ALL THE TIME. >> AND IF YOU COULD QUICKLY BECAUSE I WANT TO KEEP THIS GOING, BUT COULD YOU QUICKLY JUST ADDRESS THE QUESTION REVOLVING THE CULTURAL, AND I APOLOGIZE I KNOW THERE WAS ANOTHER WORD BEHIND IT AND I'M BLANKING THEY MOMENT. I APOLOGIZE FOR THAT.

>> CAN YOU ARTICULATE OR ASK THAT QUESTION AGAIN? I DIDN'T QUITE CATCH --

>> WHOO WAS THE QUESTION?

>> SO I WAS SAYING IN CHAPTER 2 YOU ARE -- IF YOU COULD GO BACK TO THE QUOTE THAT YOU HAD BACK

IN CHAPTER 2. >> IN THE VISION STATEMENT?

>> MM-HM, IN THE VISION STATEMENT, EXACTLY.

SO WE'RE SAYING HIGHWAY COMMERCIAL STRIP INTO A LIVELY

[01:00:01]

AND MY OTHER QUESTION IN CHAPTER 3 ABOUT THE PARKING REQUIREMENTS BECAUSE I HEAR YOU ABOUT ACTIVE TRANSPORTATION, I LOVE EVERYTHING THAT YOU SAID. I'M JUST CURIOUS HOW WE ARE ADDRESSING THE PARKING REQUIREMENTS FOR THAT AREA.

>> WE'VE GOT PRETTY NOMINAL PARKING REQUIREMENTS. WHAT WE'RE RECOMMENDING IS THAT FOR INDIVIDUAL MIXED USE DEVELOPMENTS, WHAT'S NORMAL IS TO HAVE SHARED PARKING ARRANGEMENTS PROVIDED SUCH THAT IF YOU'VE GOT SOME OFFICES AND SOME RESTAURANTS AND SOME STORES AND SOME HOUSING, THEY DON'T ALL NEED THE MOST PARKING AT THE SAME TIME OF DAY, SO THERE'S A LOT OF EFFICIENCIES TO BE HAD, WHEREAS IF YOU HAVE YOUR OFFICES 2 MILES AWAY FROM EVERYBODY'S HOUSE AND THEN EVERYBODY'S GOING TO DRIVE AND EVERYBODY'S GOING TO PARK AND, YOU KNOW, 16 HOURS A DAY THAT OFFICE PARKING LOT IS GOING TO BE 100% EMPTY, SO THE INTENTION IS TO HAVE PARKING MINIMUMS FOR SEPARATE PROJECTS, BUT WHEN YOU HAVE A MIX OF USES THAT THE PARKING COUNTS CAN BE REDUCED BASED ON DEMONSTRATED OPPORTUNITIES TO BETTER UTILIZE THOSE PARKING SPACES THROUGHOUT THE DAY. I MEAN, THE BEST EXAMPLE IS IF YOU HAVE AN OFFICE BUILDING NEXT TO SOME DINNER RESTAURANTS OR MOVIE THEATER, THEN DURING THE TIME THAT THE RESTAURANTS AND THE MOVIE THEATER NEED ALL THE PARKING, THE OFFICE BUILDING IS EMPTY, SO THERE YOU GO.

>> I'M GOING TO KEEP US MOVING ALONG. PETER.

>> YES. JUST QUICKLY ON TOPIC OF CULTURE, IT'S BEING DEFINE FAIRLY BROADLY, SO IN THIS CONTEXT WE I HAD DESCRIBE IT SIMILARLY TO DOWNTOWN IT'S A VERY OF CULTURAL AND ECONOMIC ACTIVITY. WE VERY OFTEN DESCRIBE MIXED USE PLACES IN THAT WAY.

BASICALLY THEY ARE PLACES FOR PEOPLE THAT CREATE OPPORTUNITY FOR CULTURE AND SOCIAL ACTIVITY AND ECONOMIC ACT OF TO OCCUR.

>> THERE'S NO SPECIFIC PROGRAMMING OBJECTIVES FOR CULTURAL ACTIVITIES.

IT'S SIMPLY MAKING A KIND OF A PLACE WHERE IT'S POSSIBLE AND LIKELY. CHANCES OF CULTURE BREAKING OUT IN THE WALMART PARKING LOT ARE SLIM, AND THAT ACTUALLY, A LOT OF THAT COMES OUT OF OUR WORK ON THE DOWNTOWN SPECIFIC PLAN.

THIS IS REALLY SORT OF AN EXTENSION OF THAT IN A WAY.

IT'S NOT SAME AS DOWNTOWN, BUT IN THE SAME WAY THAT GOWN IS SET UP AS A PLACE WHERE PEOPLE CAN COME TOGETHER AS A COMMUNITY, SO ARE A LOT OF THE CENTERS WITHIN THE CORRIDOR ENVISIONED TO BE PLACES WHERE CULTURE CAN HAPPEN BECAUSE PEOPLE ARE TOGETHER.

>> THANK YOU FOR THE CLARIFICATION. I GET THAT THIS IS MORE, IF WE HAD FOUND ANY WAY OF DEFINING THAT OR GIVEN ANY RECOMMENDATIONS IN SPECIFIC PROGRAMMING OR IF WE WERE JUST THINKING ABOUT SOCIAL CAPITAL

UMBRELLA. >> THE IDEA IS BASICALLY MAKING A PLACE WHERE THAT CAN OCCUR

ORGANICALLY. >> THANK YOU.

>> YEAH. >> OKAY.

SO I'M GOING TO GO VERY QUICKLY.

SO THIS IS JUST A SLIGHTLY SORT OF TEASER DIVE INTO THE CONTENTS OF SOME OF THESE SECTIONS TO GIVE YOU A SENSE BEYOND THE TABLE OF CONTENTS VIEW OF WHAT IS INCLUDED. AGAIN, THE FIRST SECTIONS OF THE CODE REALLY HAVE TO DO WITH ADMINISTRATION, DESCRIBING THE PROCESSES, THE TYPES OF CURBING THAT ARE REQUIRED -- PERMITTING THAT ARE REQUIRED.

WE'RE PROVIDING THE AMERICAN OBJECTIVE STANDARDS THROUGHOUT THE CODE FOR A VARIETY OF TOPICS, SO THIS TABLE HERE WHICH IS IN PROGRESS IN THE DRAFT THAT YOU HAVE IS SIMPLY DESCRIBING ADMINISTRATIVE EXCEPTIONS THAT CAN BE MADE. SO BASICALLY THEY ARE HARD AND OBJECTIVE BUT THERE IS SOME DISCRETIONARY LENIENCY ON THE ACTUAL NUMBER. SO IF WE SAID SOMETHING LIKE THE GROUND FLOOR HEIGHT OF A COMMERCIAL SPACE NEEDS TO BE 12-FOOT MINIMUM AND SOMEBODY COMES IN WITH A PROPOSAL FOR A GROUND FLOOR SPACE THAT'S 11 FEET BUT IS DESIGNED WELL AND MEETS THE INTENTIONS OF THE PLAN, THEN THIS TABLE BASICALLY ALLOWS THAT, THE DIRECTOR IN THIS CASE KEVIN, TO MAKE A DISCERNMENT BASED ON FINDINGS THAT ARE PROVIDED IN THE SAME TABLE THAT WOULD WARRANT THE EXCEPTION BEING GRANTED. SO THAT'S ADMINISTRATIVE.

SIMILARLY, THIS TABLE ON THE

[01:05:03]

THEN SECTION 3.4 IS WHERE WE ESTABLISH THE ZONES AND OVERLAYS FOR THE PLAN. I'M JUST GOING TO GO THROUGH THESE FAIRLY QUICKLY.

BUT DESCRIBING HOW THIS ZONING REGULATORY FRAMEWORK WORKS.

SO WITHIN THE PLAN WE CURRENT HAVE DEFINED THREE DIFFERENT ZONES, REGULATORY ZONES, SO IF FIRST IS THE MIXED USE CORRIDOR ZONE. ACTUALLY I'M JUST GOING TO SKIP AHEAD TO THE FOLLOWING SLIDE BECAUSE THIS MAKES IT A LITTLE CLEARER. SO THIS IS A ZOOM-IN ON ZONING BEING PROTOTYPICALLY OR CONCEPTUALLY APPLIED TO SOME OF THE LARGE VACANT AREAS ON THE WEST SIDE OF THE CORRIDOR.

SO THE MIXED USE CORRIDOR ZONE IS THE MOST URBAN OF THE THREE ZONES. IT'S INTENDED TO BE MAPPED ON PARCELS THAT ARE PARCELS AND BLOCKS THAT ARE DIRECTLY ADJACENT TO THE CORRIDOR TO CREATE A VERY STRONG URBAN PRESENCE AND TO HELP SPATIALLY DEFINE THIS CORRIDOR AND ACTUALLY ALLOW IT TO FEEL LIKE A BOULEVARD AND NOT JUST A HIGHWAY THAT'S CUTTING THROUGH TOWN. THE NEIGHBORHOOD GENERAL ZONE IS SORT OF A CLICK BACK FROM THAT.

THAT ALLOWS UP TO FOUR-STORY MULTI-FAMILY AND SOME MIXED USE BUILDINGS. SO REALLY THIS IS A NEIGHBORHOOD ZONE BUT IT'S A MULTI-FAMILY NEIGHBORHOOD ZONE THAT'S ALLOWING A RANGE OF BUILDING TYPES, UP TO THREE AND FOUR LEVEL APARTMENT BUILDING OF VARIOUS FORMS. AND THEN THERE'S THIS NEIGHBORHOOD LOW ZONE WHICH IS REALLY INTENDED AND REQUIRED TO BE APPLIED WHEREVER THE BOUNDARIES OF THE SPECIFIC PLAN ARE DIRECTLY ADJACENT, THE MANY SURROUNDING SINGLE-FAMILY NEIGHBORHOODS THAT YOU HAVE.

SO COLLECTIVELY, WHEN MAPPED AND WHEN THESE LARGE AREAS ARE ORGANIZED INTO A NETWORK OF STREETS AND SPACES AND THE ZONING IS APPLIED, THERE'S THE NET EFFECT OF THIS TRANSITION BOTH IN BUILDING HEIGHT AND INTENSITY AS WE MOVE AWAY FROM THE CORRIDOR. AND THEN WE DEFINE A COUPLE OF DIFFERENT OVERLAYS. SO ONE OF THEM IS A MIXED USE CENTER OVERLAY, AND BASICALLY THAT IS ESTABLISHING AT KEY NOTES OR INTERSECTIONS ALONG THE CORRIDOR THAT THERE IS A REQUIREMENT FOR THE GROUND FLOOR SPACES OF BUILDING IN THOSE ENVIRONMENTS TO BE AND CONTAIN EITHER RETAIL, ACTIVE COMMERCIAL GROUND FLOOR USES OR AT LEAST BE DESIGNED IN WAYS THAT CAN BE ADAPTED IN THE FUTURE TO ACCOMMODATED ACTIVE GROUND FLOOR RETAIL AND COMMERCIAL USES WHEN THE MARKET IS READY TO DELIVER THOSE. AND THEN THIS FIFTH, THIS WORKPLACE EMPLOYMENT OVERLAY, THAT RELATES TO THE WEST -- OR THE EAST END OF THE CORRIDOR IN THIS AREA OVER HERE AND, AND REALLY IT'S A USE OVERLAY THAT LIMITS THE USES TO THOSE THAT ARE DESCRIBED AND ALLOWED BY THE GENERAL PLAN DESIGNATION THAT OCCURS OVER THIS AREA.

SO IT'S BOTH ACKNOWLEDGING AND VALUING THE FACT THAT YOU HAVE A LOT OF AUTO ORIENTED USES IN THIS AREA AND MAINTAINING AND PRESERVING SOME OF THE UNIQUE CHARACTER OF THIS AREA WITH THAT OVERLAY. SO WE'RE STOPPING FOR ANY QUESTIONS THERE.

JUST BRIEFLY. AND IF NOT, I CAN KEEP GOING.

>> NO, PLEASE GO AHEAD.

>> OKAY. GREAT.

SO THEN THE ZONING AND REGULATORY FRAMEWORK, THESE ZONES THEN ARE USED TO REGULATE THE TOPICS THAT FOLLOW.

SO WITHIN EACH OF THOSE ZONES THERE'S DIFFERENT REQUIREMENTS FOR TOPICS LIKE BUILDING HEIGHT, BUILDING PLACEMENT AND ALL THE TOPICS TO FOLLOW. SO DIRECTLY FOLLOWING THE DEFINITION OF ZONES, WE GO THROUGH A LIVE USES.

THERE'S A LIVE USES REGULATED BY ZONE AND BY OVERLAY AS I JUST DESCRIBED SO THEY'RE ABLE TO APPLY SOME NUANCE TO THE TYPE OF USES THAT YOU WANT IN EACH AREA.

[01:10:03]

SOME ARE VERY SIMILAR, YOU KNOW, CORRIDOR SEGMENT BY CORRIDOR SEGMENT, BUT THIS TOOL ALLOWS US TO APPLY NUANCE TO THE DEVELOPMENT STANDARDS BASED ON WHERE IN THE SPECIFIC PLAN THE PROPERTY IN QUESTION IS ACTUALLY LOCATED AND WHAT THE EXISTING CONDITIONS THERE ARE.

SO AS WE DESCRIBED EARLIER, ONE OF THE VERY IMPORTANT TOPICS OF THE SPECIFIC PLAN AND ONE OF THE VERY IMPORTANT REGULATORY TOOLS THAT IS PROVIDED ARE THESE SUBDIVISIONS, CONNECTIVITY AND REALM COMPLETION STANDARDS, SO THIS IS JUST A SNAPSHOT OF THIS SECTION. THERE'S MUCH MORE DETAIL PROVIDED IN THE ACTUAL DOCUMENT, BUT THE BASIC IDEA IS THAT SUB-AREA BY SUB-AREA, THE SPECIFIC PLAN IDENTIFIES REQUIRED CONNECTIONS TO ENSURE THAT THERE IS CONTINUOUS CONNECTIVITY THROUGH THESE SUB-AREAS, AND IN MOST CASES THAT MEANS BETWEEN THE EXISTING ARTERIAL NETWORK THAT YOU ALREADY HAVE ESTABLISHING THROUGH THE DEVELOPMENT OF SOME OF THESE LARGE UNDEVELOPED AREAS, ENSURING THAT THERE IS A SECONDARY CONNECTIVITY NETWORK THAT ALLOWS ESPECIALLY PEDESTRIANS AND BICYCLISTS AN ALTERNATIVE WAY OF NAVIGATING THROUGH THE PLAN AREA TO HAVING TO GET ONTO HIGHWAY 111.

THEN -- SO WITHIN THE REQUIREMENTS OF THIS, THERE ARE TYPES OF CONNECTIONS THAT ARE ALLOWED TO MAKE UP THAT NETWORK.

THERE ARE STANDARDS FOR MAXIMUM BLOCK PERIMETERS THAT IMPLEMENT THIS, THE OUTCOMES THAT ARE DESCRIBED DIAGRAMMATICALLY IN THIS FIGURE. AS I MENTIONED, SECTION 3.7 PROVIDE DESIGN STANDARDS FOR THOSE ELEMENTS OF THE PUBLIC REALM. SO IT INCLUDES STANDARDS FOR STREETS AND PUBLIC CONNECTIONS LIKE PASEOS AND STREETS AND THINGS OF THAT NATURE. IT INCLUDES STANDARDS FOR WHAT ARE CALLED PUBLIC FRONTAGES, AND PUBLIC FRONTAGES SIMPLY MEANS THE SPACE BETWEEN TRAVEL LANES AND THE PRIVATE PROPERTY LANE OR THE PRIVATE PROPERTY LINE OF THE PARCELS THAT ARE FRONTING THE PUBLIC REALM. SO THAT'S SIDEWALK, STREETSCAPE, STREET LIGHTING. AFTER ALL THOSE ELEMENTS ARE LAYERED IN. AND THE DESIGN AND CONFIGURATION OF THAT SPACE IS VERY IMPORTANT TO BE CALIBRATED PROPERLY TO THE TYPE OF ADJACENT DEVELOPMENT, AND REALLY THE PUBLIC AND THE PRIVATE FRONTAGE ARE PRIVACY MODULATING TOOLS FOR THE ADJACENT DEVELOPMENT, SO BASED ON THE TYPE OF STREET OR PUBLIC REALM CONNECTION THAT DEVELOPMENT IS FRONTING, BASED ON THE GROUND FLOOR USE OF THAT SPACE, IT'S VERY IMPORTANT TO CALIBRATE THE DESIGN AND THE PRIVACY SO THAT THE GROUND FLOOR USES REMAIN ACTIVE, AND IF IT'S RESIDENTIAL, THAT MEANS THAT YOU HAVE AYES ON THE STREET, YOU DON'T HAVE GROUND FLOOR UNITS BUT THEY'RE BLIND 24 HOURS A DAY BECAUSE THEY WERE BUILT TOO CLOSE TO THE STREET AND THEY DIDN'T HAVE PROPER PRIVACY BUILT INTO THEIR FRONTAGE DESIGN, AND IF THEY'RE A COMMERCIAL SPACE, THAT MEANS THERE'S ALMOST A SEAMLESS ENVIRONMENT BETWEEN THE GROUND FLOOR COMMERCIAL SPACE AND THE OUTDOOR SPACE TO REALLY GENERATE LIVELY AND ACTIVE USES, YOU KNOW, MOST OF THE DAY AND

EVENING. >> AND THAT REALLY COMES RIGHT BACK TO THE PART OF YOUR QUESTION ABOUT CULTURAL.

I MEAN, THESE SPACES NEED TO BE PLACES THAT PEOPLE WILL WALK AROUND AND SPEND TIME SEEING EACH OTHER ON PURPOSE.

>> PETER -- >> THAT'S WHERE YOUR COMMUNITY LIFE HAPPENS OR DOESN'T.

>> QUICK QUESTION, PETER, AND THANK YOU FOR THE INFORMATION, COMMISSIONER FAJARDO. WHEN IT APPLIES TO THE PUBLIC FRONTAGE OR THE PRIVATE FRONTAGES, DO YOU SEE THOSE

[01:15:01]

>> WHATEVER WORKS.

THE PLAN DESCRIBES -- SO WHENEVER -- SO IT'S DIFFERENT EVERYWHERE. ON THE WEST WHERE YOU ARE BASICALLY CREATING A NEW PUBLIC REALM FRAMEWORK BECAUSE THE LAND IS ENTIRELY VACANT, THEN THERE ARE STREET TYPES, SO THERE ARE CONNECTION TYPES THAT ARE DEFINED IN THE STANDARDS AND THE SECTION THAT INCLUDE BOTH REQUIREMENTS FOR THE CONFIGURATIONS OF THE STREETS THEMSELVES AND THEN FOR THE DESIGN OF THEIR PUBLIC FRONTAGES, AND THEN IF YOU ARE A DEVELOPMENT SITE ADJACENT TO AN EXISTING ARTERIAL STREET OR HIGHWAY 111, THEN THERE'S ALSO REQUIREMENTS FOR PUBLIC IMPROVEMENTS SO THAT YOUR PROJECT CONTRIBUTES ITS FAIR SHARE TO THE ULTIMATE LONG-TERM INTENDED CORRIDOR AESTHETIC.

SO THE DETAILS OF THAT ARE DESCRIBED IN PLAN AND BOTH IN STANDARD AND AS A SEPARATE IMPLEMENTATION ITEM THAT WE CAN GET TO A LITTLE LATER.

SHERRY WILL LIKELY TOUCH ON.

BUT THOSE SAME STANDARDS AND DETAILS AND INTENTIONS APPLY

EVERYWHERE. >> THANK YOU.

>> SO I'M GOING TO BLOW THROUGH THESE BECAUSE I KNOW WE'RE TAKING A LOT MORE TIME THAN 15 MINUTES NOW.

BUILDING PLACEMENT ACCESS.

THIS IS STRAIGHTFORWARD.

THIS HAS TO DO WITH BUILDING SETBACKS AND SOME BASIC SIZING REQUIREMENTS OF BUILDING FOOTPRINTS, LOT COVERAGE, ET CETERA. THAT ALL VARIES BY REGULATORY ZONE. WE HAVE STANDARDS FOR BUILDING HEIGHT. AGAIN, THAT IS VARIED BY REGULATORY ZONE.

THAT INCLUDES BASIC MASSING PROPORTIONS OF BUILDING BASES TO VERTICAL ELEMENTS. WE HAVE A BIG SECTION ON PASEO AND FRONTAGE MODULATION, SO THIS IS PARTICULARLY IMPORTANT FOR SOME OF THE LARGER WHAT WE CALL BLOCK FORM BUILDINGS THAT ARE ALLOWED AND ENVISIONED BY THE MIXED USE CORRIDOR ZONE.

SO WHEN YOU HAVE BUILDINGS THAT ARE LARGER AND LONGER THAN CERTAIN PARAMETERS, THEN THEY NEED TO BE ORGANIZED AND MODULATED INTO SMALLER PIECES THAT MAINTAIN HUMAN SCALE AND RHYTHM, SO YOU DON'T JUST HAVE THESE BLOCKY MONOLITHIC FORMS SUCH AS THIS PICTURE IN THE LOWER LEFT.

SO THERE IS COMPREHENSIVE REQUIREMENTS, MASSING AND MODULATION REQUIREMENTS.

WE HAVE PRIVATE SIGNAGE STANDARDS. WE COVER A VARIETY OF SIGNAGE TYPES, INCLUDING HIGHWAY SIGNAGE AND ROUTE SIGNAGE, AS HAS BEEN REQUESTED BY SOME OF THE DEVELOPMENT COMMUNITY. AND THESE CAN BE REALLY NICE, PARTICULARLY ON A ENVIRONMENT LIKE HIGHWAY 111 THAT HAS MANY HISTORIC PRECEDENTS.

111 AND 99, MANY HISTORIC PRESS DENNIS OF LOVELY NEON HIGHWAY SIGNAGE. THERE COULD BE A PLACE FOR A LIMITED AMOUNT OF THOSE TO REALLY CONTRIBUTE TO THE CORRIDOR AESTHETIC THAT'S BEING ACHIEVED. PARKING STANDARDS, DAVID MENTIONED PREVIOUSLY. WE DEFINE BASIC RATIOS FOR THOSE. WE PROVIDE PROVISIONS FOR PARKING REDUCTIONS IN CERTAIN CIRCUMSTANCES. BASIC SITE DESIGN STANDARDS.

THIS INCLUDES EVERYTHING FROM TOPICS LIKE UTILITY PLACEMENT, HOW TO DO THAT IN WAYS THAT DON'T CRUD UP THE PUBLIC REALM ENVIRONMENT OF FRONTAGES SO BASICALLY HIDE THEM AWAY IN ALLEYS AND LESS OBVIOUS PLACES.

AND ALSO INCLUDES THINGS LIKE SITE LANDSCAPE, SITE -- ON-SITE OPEN SPACE STANDARDS.

AND THEN FINALLY THIS LIMITED USES IN THE MIXED USE CORRIDOR ZONE. SO BASICALLY THIS APPLIES ONLY TO USES ALONG THE CORRIDOR ADJACENT MIXED USE CORRIDOR ZONE, AND SO THIS PROVIDE STANDARDS FOR A VARIETY OF MORE SUBURBAN, COMMERCIAL DEVELOPMENT TYPES, INCLUDING THINGS LIKE PAD, SINGLE USE PAD COMMERCIAL, INCLUDING DRIVE-THROUGH USES, SOME OFFICE AND LIGHT INDUSTRIAL, AND THEN SOME

[01:20:02]

AND REALLY THE POINT OF THE STANDARDS HEREIN ARE TO, A, CREATE A FRAMEWORK FOR DECIDING IF AND WHEN AND WHERE THESE TYPES OF DEVELOPMENTS COULD BE APPROPRIATE ALONG THE CORRIDOR EVEN THOUGH THEY'RE NOT EXACTLY TO THE INTENSITY AND -- THE INTENSITY THAT IS ENVISIONED ULTIMATELY FOR LONG-TERM DEVELOPMENT ALONG THE CORRIDOR, BUT TO PROVIDE DESIGN STANDARDS AND GUIDELINES TO MAKE SURE THAT EVEN IF THE BUILDING FORM ISN'T ULTIMATELY THE TYPE THAT YOU MIGHT HOPE IN THE LONG TERM, THAT IN THE NEAR TERM IT'S STILL PROVIDING THE SAME FRONTAGE AND REALLY MAINLY FRONTAGE CHARACTERISTICS, SO IT'S CRITICAL THAT THE BUILDING IS PLACED AND SITED CORRECTLY, THAT ITS ACCESS IS CLEAR AND CONNECTED DO THE PUBLIC REALM ENVIRONMENT OF EITHER 111 OR THE ADJACENT STREET THAT IT'S FRONTING ONTO, AND SO THE ELEMENTS SUCH AS THE DRIVE-THROUGH, THAT THE DRIVE-THROUGH LANE IS CONFIGURED IN A WAY THAT ISN'T VISUALLY DOMINATING OR BREAKING THE CONNECTIVITY, THE PEDESTRIAN CONNECTIVITY FROM THE CORRIDOR TO THE BUILDING ITSELF.

SO THIS SECTION PROVIDE A NUMBER OF GUIDELINES AND STANDARDS AND GUIDELINES FOR A VARIETY OF TYPES OF APPLICATIONS, AND THAT'S KIND OF -- THAT'S THE LAST TOPIC OF THE CODE.

THAT'S WHERE IT END.

SO WE WENT THROUGH A LOT THERE.

SO WE'RE ABOUT TO JUMP INTO IMPLEMENTATION, BUT THIS WOULD BE A GOOD POINT TO PAUSE MOMENTARILY AT LEAST IF THERE

ARE ANY QUESTIONS. >> COMMISSIONER CEJA OR LOPEZ,

ANY QUESTIONS? >> I GUESS TO UNDERSTAND, REGARDING BACK TO THE WAY YOU SAID IT'S DIVIDE THE CORRIDOR IN ITS ENTIRETY INTO THE MIXED USE AND LOWER DENSITY, IS THAT BASED ON WHAT IS OUT THERE NOW? SO THAT WAS THAT TAKEN INTO CONSIDERATION, WHERE YOU WERE SAYING TOWARDS THE WEST END THERE'S MORE COMMERCIAL, YOU KNOW, AUTO BUSINESSES? I'M JUST CURIOUS AS TO WHAT THE THOUGHT THE PROCESS WAS WITH REGARD TO THE SUBDIVISIONS FROM WEST TO EAST.

AND THE AUTO IN THE EAST, NOT

THE WEST. >> AND ARE YOU TALKING ABOUT -- WHEN YOU SAY SUBDIVISION, WITH YOU ARE YOU TALKING ABOUT THE

SUB-AREAS? >> THE SUB-AREAS, YEAH, WITH THE

ZONING. >> SO THE ZONING, THE ZONING FRAMEWORK, AND I'LL JUST GO BACK TO THAT IN A MINUTE SO IT'S

CLEAR -- >> WHILE YOU GO BACK TO THAT, WHEN WE STARTED WITH EXISTING CONDITIONS AND WE STARTED WE DID START LOOKING AT WHAT ARE THE USES, WHAT ARE THE MARKET CONDITIONS, WHAT ARE THE OPPORTUNITIES, SO ON THE EAST END WHERE YOU HAVE A LOT OF AUTO USES, YOU KNOW, YOU'RE PROBABLY NOT GOING TO GET A LOT OF DEVELOPERS WANTING TO DO RESIDENTIAL, WHEREAS ON THE WEST END WHERE THERE'S A LOT OF VACANT SITES AND, THAT WOULD BE EASIER TO ATTRACT DEVELOPERS, AND IN THE MIDDLE, PARTICULARLY KIND OF ADJACENT TO DOWNTOWN, WE SORT OF SAW THAT AS AN AREA WHERE YOU COULD -- WHERE YOU COULD TAKE ADVANTAGE OF ECONOMIC ACTIVITY AND INVESTMENT COMING INTO THE DOWNTOWN AND REALLY, YOU KNOW, PULL IT INTO THE CORRIDOR AT CERTAIN PLACES.

AND SO BEFORE WE GET TO THE SUB-ARSE, WE SORT OF DIVIDED UP THE CORRIDOR IN TERMS OF THINKING ABOUT THE ECONOMICS, YOU KNOW, WHAT IS KIND OF -- WHAT DO EACH OF THE AREAS REALLY WANT TO BE FROM AN ECONOMIC PERSPECTIVE AND WHO WOULD REALLY WANT TO BE THERE AS A DEVELOPER AND WHAT WOULD BE TRANSFORMATIVE AND DOABLE. SORRY, PETER.

>> YEAH, NO THAT'S GREAT.

I WOULD JUST ADD IN TERM OF THE ORGANIZATION OF THE ZONES THEMSELVES, SO REALLY THE ZONES ARE ORGANIZED IN BANDS, AND ACTUALLY THIS ILLUSTRATION MAKES THAT PRETTY CLEAR.

SO THE INTENTION IS THAT THE MIXED USE CORRIDOR ZONE BE THE ZONE THAT LINE THE CORRIDOR THAT

[01:25:03]

SO THE MIXED USE CORRIDOR ZONE IDENTIFIES SOME MINIMUM CAPACITIES IN TERMS OF BUILDING HEIGHT AND FORM, AND BASED ON THE TYPES OF -- THE TYPES AND FORMS OF DEVELOPMENT THAT WOULD BEST SPATIALLY DEFINE THE CORRIDOR AND WOULD BE MOST REFLECTIVE OF THE TYPES OF URBANITY THAT ARE DESCRIBED IN THE GENERAL PLAN OR ALONG THE CORRIDOR, THE REALITY IS THAT THE MARKET IS NOT READY TO DELIVER THAT, LIKELY, FOR SOME TIME, CERTAINLY NOT AT PRESENT.

SO THEN IT'S REALLY JUST A QUESTION OF TIMING.

HOW LONG DO YOU WANT TO WAIT AND DO YOU WANT TO PREVENT DEVELOPMENT FROM HAPPENING IF THE MARKET IS NOT READY TO BRING THE TYPES OF URBAN FORMS THAT THE GENERAL PLAN DESCRIBES AND THAT ZONE IS INTENDED TO CREATE.

SO RATHER THAN CREATING A ZONE THAT ALLOWS EVERYTHING, FROM SINGLE-STORY, PAD, COMMERCIAL, ALL WITH A UP TO A SIX-STORY VERY URBAN MIXED USE BUILDING, THE IDEA WITH THE LIMITED USE IS TO -- AND THIS IS WHERE THE SUB-AREAS BECOME VALUABLE AS WELL, IS TO DEFINE WITHIN EACH SUBAREA WE CAN ACTUALLY SPECIFY OR PUT A LIMIT TO THE NUMBER OF THOSE LIMITED USES, THE LESS THAN THE SORT OF INTENDED LONG-TERM DESIRE.

WE CAN SAY HOW MANY OF THOSE COULD OCCUR TO MAKE SURE THAT THEY DON'T -- THAT THE CORRIDOR DOESN'T FILL UP IN YEAR FIVE WITH HIGHWAY-ORIENTED SINGLE-USE COMMERCIAL BUILDINGS AND SURFACE PARKING LOTS IF THE INTENTION IS TO CREATE A REALLY URBAN ENVIRONMENT.

SO IT'S KIND OF A -- IT'S A RELEASE VALVE THAT ALLOWS FOR SOME OF THAT AND TO MAKE SURE THAT IF THAT'S ALLOWED, IT'S KENNEL ALLOWED SO THAT YOU CAN ADDITIONALLY SHAPE AND PUT REQUIREMENTS ON THE WAY THAT THOSE BUILDING, THOSE DEVELOPMENTS OCCUR, SO THAT 57, IT'S A GAS STATION, FOR EXAMPLE, THAT IT BE LOCATED CLOSE TO THE CORRIDOR THAT'S PROVIDING A STRONG FRONTAGE ON THE CORRIDOR, PROVIDING A STRONG PEDESTRIAN CONNECTION TO THE ENTRY OF THE SHOP TO THE CORRIDOR, TO MAKE SURE THAT PATTERNS ARE CONTRIBUTING TO THE SAME PATTERNS THAT YOU WOULD EXPECT OF URBAN BUILDINGS EVEN IF THE BUILDING ARE SMALLER AND LESS

INTENSE. >> SO IN THE INTERESTS OF TIME, I THINK IT WOULD BE GOOD TO MOVE TO THE IMPLEMENTATION AND, SHERRY, IF YOU CAN BE CONCISE, I WOULD APPRECIATE THAT SO THAT WE CAN BEGIN TO WRAP THIS UP IN THE

VERY NEAR FUTURE. >> YES.

>> I'LL NAVIGATE, SHERRY.

JUST TELL ME WHEN TO SWITCH.

>> OKAY. >> CHAPTER 4 IMPLEMENTATION.

>> YES.

SO, YOU KNOW, I THINK YOU'VE HEARD QUITE A BIT ABOUT THAT WE'VE BEEN PARTICULARLY THOUGHTFUL AND INTENTIONAL ABOUT HOW MUCH WE THINK -- HOW MUCH DEVELOPMENT WE THINK CAN OCCUR AND WHERE WE THINK IT CAN OCCUR AND WHERE WE THINK IT CAN CREATE ECONOMIC GRAVITY TO START TO SPREAD BETWEEN THESE MIXED USE CENTER OVERLAYS, AND SO THE IMPLEMENTATION CHAPTER REALLY LOOKS TO WHAT ARE THE ACTIONABLE STRATEGIES TO HELP MAKE THIS A REALITY AND WHAT ARE THE STRATEGIES THAT CAN AFFECT THE CORRIDOR ECONOMICS TO START TO GET THE KIND OF DEVELOPMENT THAT YOU WANT TO SEE. AND SO WE'VE IDENTIFIED STRATEGIES BASED ON BEST PRACTICES THAT ARE APPLICABLE TO INDIO BASED ON CONDITIONS IN YOUR COMMUNITY, WHAT WE KNOW, AND EVEN SOME OF THE APPLICABLE CONDITIONS, AND WE'VE DIVIDE THESE STRATEGIES INTO FOUR

[01:30:01]

THOSE THAT EFFECT AND ARE RELATED TO PRIVATE DEVELOPMENT, THOSE THAT ARE RELATED TO ECONOMIC DEVELOPMENT, THE PUBLIC REALM, AND THEN AS I MENTIONED EARLIER, WE ALSO HAVE AN ANTI-DISPLACEMENT SECTION.

AND I'LL JUST BRIEFLY GO THROUGH EACH OF THEM AND KIND OF THE THOUGHT PROCESS AND A COUPLE OF EXAMPLES. PETER.

SO THE PRIVATE DEVELOPMENT, YOU KNOW, WE WANT TO MAKE SURE THAT THERE'S GOING TO BE ENOUGH HOUSING TO MEET YOUR GOALS AND ALSO ENOUGH COMMERCIAL USES TO BRING THAT ECONOMIC ACT OF AND CREATE THOSE DESTINATIONS.

SO PRIVATE DEVELOPMENT, USES PROVIDE THE DESTINATIONS NEEDED TO TRANSFORM THE CORRIDOR.

AND THOSE PRIVATE USES ACT AS POINTS OF ACTIVITY THAT THE PUBLIC REALM IMPROVEMENTS STITCH TOGETHER. AND SO JUST A FEW, WE ACTUALLY HAVE SEVERAL STRATEGIES THAT I ENCOURAGE YOU TO READ THROUGH, BUT USING, PROMOTING THE USE OF CEQA GUIDELINE 15183, WHICH IS AN EXEMPTION TO INCENTIVIZE NEW DEVELOPMENT THAT PROVIDE CORRIDOR WIDE BENEFITS, AND, YOU KNOW, CEQA STREAMLINING IS A REAL VALUE TO DEVELOPERS.

SO AGAIN THINKING ABOUT THESE STRATEGIES 1 AN EYE TOWARD WHAT WILL MAKE A DIFFERENCE.

SIMILARLY, ADOPT BE ADMINISTRATIVE POLICIES TO PRIORITIZE BENEFICIAL DEVELOPMENT, THE KIND OF DEVELOPMENT YOU WANT TO SEE.

MAYBE NOT SO MUCH THE LIMITED USES BUT, AS YOU START ATTRACTING USES, THAT YOU FEEL CONTRIBUTE TO VISION.

PROMOTING AFFORDABLE HOME OWNERSHIP OPPORTUNITIES, SO TAKING ADVANTAGE OF THOSE NEIGHBORHOOD LOW AREAS THAT ARE ADJACENT TO THE SINGLE-FAMILY NEIGHBORHOODS TO INCREASE HOUSING AND ALSO, YOU KNOW, PROVIDE HOME OWNERSHIP OPPORTUNITIES AT AFFORDABLE LEVELS. AND PROMOTING GROUND FLOOR RETAIL IN THOSE MIXED USE CENTER OVERLAY AREAS TO CREATE THAT CONCENTRATION OF ECONOMIC ACTIVITY IN ORDER TO CATALYZE IT AND GIVE IT SOME AIR TO GROW.

NEXT. ECONOMIC DEVELOPMENT.

WE KNOW THAT HIGHWAY 111 HAS BEEN IDENTIFIED AS A KEY COMMERCIAL CORRIDOR, SO WE THOUGHT ABOUT STRATEGIES THAT COULD ATTRACT JOB-GENERATING BUSINESSES THAT PAY LIVING WAGES, HOW TO RETAIN EXISTING COMMERCIAL USES, AND PROMOTE THE USE AND DEVELOPMENT OF INDIO'S WORKFORCE. AND THE CORRIDOR ALREADY CONTAINS A RANGE OF INDUSTRIES THAT CAN BE SUPPORTED AND DEVELOPED THROUGH THE SPECIFIC PLAN, SO SOME OF OUR STRATEGIES INCLUDE TARGETING KEY INDUSTRIES FOR GROWTH, LIKE HEALTH CARE RELATED TO THE HOSPITAL, HIRING AN ECONOMIC DEVELOPMENT RECRUITER, CONNECTING CORRIDOR BUSINESSES TO WORKFORCE DEVELOPMENT ORGANIZATIONS TO FOSTER THOSE CONNECTIONS AND OPPORTUNITIES, AND ADOPTING AND IMPLEMENTING A FACADE AND FRONTAGE IMPROVEMENT PROGRAM TO HELP THOSE EXISTING BUSINESSES THAT WANT TO PARTICIPATE A PART OF THE NEW CORRIDOR BUT MAYBE COULD USE A LITTLE BIT OF AESTHETIC HELP. NEXT.

RELATED TO THE PUBLIC REALM, SO WE HAVE SEEN A LOT OF, YOU KNOW, REALLY GREAT IDEAS ABOUT IMPROVING THE PUBLIC REALM AND CONNECTIVITY AND CREATING THESE AREAS OF GATHERING, AND ENHANCING THE PUBLIC REALM AS MANY GAME PLACING. THE THOSE CHANGE THE DESIRABILITY OF AN AREA SO THEY'RE REALLY IMPORTANT, THEY'RE VERY IMPORTANT FOR MOBILITY AND TO GET PEOPLE AROUND AND TO KEEP PEOPLE HEALTHY. THEY ALSO HAVE THE EFFECT OF ATTRACTING DEVELOPERS AND INVESTMENTS, BUT THEY CAN BE EXPENSIVE, SO FOR THIS WE HAVE FOCUSED ON HOW TO BEST FUND AND PHASE THESE IMPROVEMENTS, INCLUDING COMPLETE A MASTER PLAN OF ARTERIAL STREETS, GET THAT ALL SET SO THAT THE DEVELOPMENT COMMUNITY KNOWS WHAT YOU WANT TO SEE AND KNOWS THEIR PART THAT THEY HAVE TO BUILD AS THEY DEVELOP THEIR PARCELS.

CREATE VALUE CAPTURE MECHANISMS, WHETHER THAT'S THROUGH BUSINESS IMPROVEMENT DISTRICTS OR ENHANCED INFRASTRUCTURE FINANCIAL DISTRICTS.

AND THEN PURSUE FEDERAL, STATE AND REGIONAL FUNDING, JUST KIND OF ONE OF EACH QUICKLY AS EXAMPLES. LOCAL TRANSPORTATION FUNDS, CALTRANS, ACTIVE TRANSPORTATION PROGRAM, EVEN THE FEDERAL INFRASTRUCTURE INVESTMENT AND JOBS ACT APPROPRIATIONS.

SO GOING AFTER THE MONEY THAT YOU CAN GO AFTER TO PAY FOR THAT AND REALLY SETTING IT UP SO THAT THE DEVELOPMENT COMMUNITY KNOWS

[01:35:02]

NEXT, PLEASE. AND THEN FINALLY, AS THE VICE CHAIR POINTED OUT EARLIER, IMPROVING THE ECONOMICS OF THE CORRIDOR, CHANGING THE DESIRABILITY IS GOING TO REACH INTO THE NEIGHBORHOODS, AND SO WHAT THAT DOES, IT INCREASES HOME PRICES AND RENTS FOR EXISTING RESIDENTS AND IT LIKELY INCREASES COMMERCIAL RENTS TO EXISTING BUSINESSES ALONG THE CORRIDOR. SO WE PUT TOGETHER SOME IMPLEMENTATION -- SOME ANTI-DISPLACEMENT STRATEGIES THAT CAN PUT POLICIES AND PROGRAMS IN PLACE THAT SUPPORT THE EXISTING COMMUNITY NOW BEFORE ANY OF THE IMPACTS OCCUR.

AND SO ONE THING WE THOUGHT WAS REQUIRE COMMUNITY BENEFITS AGREEMENTS WHEN DEVELOPERS ASK FOR ANY UNIQUE CONCESSIONS, SO IF THEY WANT ANYTHING SPECIAL FROM THE CITY, THEY NEED TO BE COMPARED TO GIVE THE CITY AND THE COMMUNITY SOMETHING SPECIAL BACK. PROVIDING TECHNICAL SUPPORT TO HOMEOWNERS, NOT ONLY FINANCIAL LITERACY BUT ALSO CRITICAL IMPORTANT FOR PEOPLE CONSIDERING SELLING, YOU KNOW, TALKING TO THEM ABOUT WHAT IT MEANS TO SELL TO A CASH OFFER FIVE-DAY CLOSE VERSUS A PROSPECTIVE OWNER-OCCUPANT BECAUSE THOSE HAVE HUGE IMPACT ON THE FUTURE OF THE COMMUNITY. MONITORING NEIGHBORHOOD DISPLACEMENT RISKS, THERE'S A SERIES OF MET PREDICTION, AND THEN EVEN EVALUATING A LOCAL DENSITY BONUS PROGRAM.

SO AS THE ECONOMICS CHANGE AND DENSITY STARTS TO INCREASE, IS IT POSSIBLE TO GO BEYOND WHAT THE STATE HAS DONE AND CREATE A VOLUNTARY DENSITY PROGRAM THAT GETS EVEN MORE AFFORDABLE UNITS IN SOME OF THE HIGHER DENSITY DEVELOPMENT ALONG THE CORRIDOR IN EXCHANGE FOR ADDITIONAL DEVELOPMENT RIGHTS. SO THOSE ARE SOME OF THE THINGS THAT WE HAVE IN THERE, AND AS A SAID, I ENCOURAGE YOU TO READ WHAT'S IN THERE AND LET US KNOW YOUR THOUGHTS. ANY QUESTIONS ABOUT THE IMPLEMENTATION CHAPTER?

>> NO. NOT AT THIS POINT, I DON'T THINK. VERY INFORMATIVE.

THANK YOU. >> SO FIRST OF ALL, COMMISSION, THANK YOU FOR YOUR INDULGENCE.

THIS DID TAKE LONGER BUT I THINK IT WAS HELPFUL TO GIVE YOU CONTEXT FOR AUGUST 24TH.

THE PLAN IS STILL BEING FINALIZED AND SO SOME LET'S THAT YOU SAW THIS EVENING IN PROGRESS YOU WILL HAVE IN FULL, BUT I THINK THE TEAM DID A GOOD JOB IN GIVING AN OVERVIEW OF WHERE THE PLAN IS GOING. REMEMBER, THIS IS THE PLAN THAT IMPLEMENTS THE GENERAL PLAN THAT SEVERAL OF THE COMMISSION MEMBERS PRESENT HERE HELPED DEVELOP, AND HOPEFULLY SOME OF THE NEW COMMISSION MEMBERS WERE INVOLVED AS WELL. SO THIS REALLY IS JUST BRINGING THE VISION FURTHER ALONG THAT THE CITY WORKED ON FOR OVER FIVE YEARS TO DEVELOP THE NEW GENERAL PLAN. SO PLEASE, AS YOU REVIEW THE DOCUMENTS, PLEASE KEEP THAT IN MIND IN TERMS OF WHERE THIS IS COMING FROM. PLEASE ALSO KEEP IN MIND THAT NO PLAN IS PERFECT, BUT WE BELIEVE THAT THIS HAS GONE A LONG WAY TOWARDS HELPING TO P IMPLEMENT THE VISION OF THE CITY OF INDIO FOR A DIFFERENT CORRIDOR.

PETER REFERENCED THE 111 BOULEVARD AND THAT IS DIRECTLY OUT OF THE GENERAL PLAN, SO WE'RE EXCITED TO BRING THE FINAL DOCUMENT TO YOU. WE LOOK FORWARD TO HAVING THE CONVERSATION WITH YOU FURTHER ON AUGUST 24TH.

AND BETWEEN NOW AND THEN, IF YOU HAVE ANY COMMENTS OR QUESTIONS YOU, PLEASE CONTACT ME DIRECTLY AND I'LL BE HAPPY TO RESPOND.

AND ONCE WE HAVE THE FINAL DOCUMENT READY TO BE PUBLISHED, WE WILL ALSO CONTACT YOU TO SEE IF YOU WOULD LIKE A HARD COPY PRINTED AND WE WILL MAKE SURE THAT THAT GETS TO YOU.

SO WITH THAT, UNLESS -- YES.

>> FIRST OF ALL, YOU KNOW, I HAVE BEEN HERE FOR A LITTLE WHILE SO I'VE KIND OF GEN THROUGH THE GENERAL PLAN, THE DOWNTOWN SPECIFIC SPECIFIC PLAN, THE ZONING, I DON'T EVEN KNOW HOW MANY OTHER THINGS. IT WAS REALLY WITH REALLY NICE TO LOOK ANOTHER IN AND SEE HOW WELL IT CONNECTED WITH ALL OF THE OTHER THINGS THAT WE HAVE BEEN WORKING ON FOR YEARS NOW.

IT MADE VISIT SIMPLE TO FOLLOW THROUGH, TO KIND OF UNDERSTAND, AND NOT REALLY HAVE AS MANY QUESTIONS THAT MAYBE WE WOULD HAVE HAD AT THE VERY BEGINNING, SO I WANT TO THANK EVERYONE FOR THAT, THAT WE HAVE KEPT THE SAME FEEL, AND THINK ALSO WILL BE BENEFICIAL NOT JOUST JUST TO US AS COMMISSIONERS BUT TO DEVELOPERS AND OUR RESIDENTS TO UNDERSTAND WHAT WE ARE TRYING TO DO HERE IN THE CITY. AND I WAS VERY EXCITED WHEN I SAW THE ANTI-DISPLACEMENT AND AFFORDABLE HOW LONG OPPORTUNITY PART OF THE IMPLEMENTATION, SO I DO VALUE THAT AND SEE HOW IMPORTANT THAT IS AND WAS REALLY GLAD TO SEE IT IN THE PLAN.

[01:40:03]

>> WONDERFUL.

THANK YOU. >> I WANT TO ECHO THAT SENTIMENT. OBVIOUSLY, COMING IN BRAND NEW TO THE PROCESS HERE, PART OF THE COMMITTEE, I.

AND AS A LONG TERM RESIDENT MYSELF WITH GENERATIONS OF FAMILY LIVING HERE IN THE CITY OF INDIO, I DO APPRECIATE THE HARD WORK STAFF HAS DONE, THE CONSULTANTS AND YA'LL ARE FOLKS' HARD EFFORTS IN REALLY PROVIDING THIS COMPREHENSIVE PLAN THAT'S VERY DATED.

I READ THROUGH IT A COUPLE TIMES OVER.

A LOT OF THE TECHNICAL SPEAK WHICH IS PRETTY INTERESTING, BUT FOR THE MOST PART JUST WANT TO SAY THANK YOU ONCE AGAIN.

ON BEHALF OF THE PEOPLE THAT I HAVE SPOKEN WITH, THEY WERE VERY EXCITED TO BE PART OF THE SURVEY. LOOK FORWARD TO THE OPPORTUNITY TO SEE IN IT FULL FORCE.

THANK YOU. >> I'M ALSO A BIG FAN OF THE ANTI-DISPLACEMENT STRATEGIES, ESPECIALLY THE ONE WITH THE REQUIRING COMMUNITY BENEFITS FOR PEOPLE WHO ARE ASKING FOR SPECIAL CONCESSIONS, DO WHAT WE CAN TO MAKE THAT MORE BENEFICIAL FOR OUR SURROUNDING COMMUNITY.

>> I WOULD SAY THAT COMMISSION HELPED BIRTH THAT IDEA IN THE CITY BECAUSE THAT'S A PROVISION IN THE DOWNTOWN SPECIFIC PLAN THAT YOU HELPED GENERATE AND WE ARE BRINGING THAT FORWARD INTO THIS PLAN, AGAIN WITH THE IDEA THAT YOU HAVE TO GIVE TO GET, SO TO SPEAK, IN TERMS OF CONCESSIONS, SO THE WORK OF THE PLANNING COMMISSION HELPED SET THE STAGE FOR THIS PLAN.

I DO ALSO WANT TO DEMOTE WE DO HAVE THE BENEFIT HAVING TOM FLANGE OUR DOWNTOWN SPECIFIC WILL BE AND NOW THIS PLAN ALONG WITH BA AND OTHER CONSULTANTS.

THERE I WAS WHOLE PEOPLE TEAM OF WHICH YOU'RE JUST SEEING A FEW TONIGHT SO I WANT TO SAY THANK YOU TO THEM. THEY HAVE DONE YEOMAN'S WORK.

THEY HAVE PUT UP WITH MY DEMANDS. THE TIME CONSTRAINTS THAT I HAVE PUT ON THEM. AND SO I KNOW AT LEAST SEVERAL OF THEM HAVE BEEN SENDING ME EMAILS AND AT UNGODLY HOURS, SO I REALLY DO APPRECIATE ALL THE HARD WORK THEY'VE PUT INTO THIS.

AGAIN WE LOOK FORWARD TO BRINGING THIS BACK TO YOU ON AUGUST 24TH AND HEARING WHAT YOU HAVE TO SAY THEN. AND IF YOU'RE READY TO MAKE A RECOMMENDATION TO THE CITY COUNCIL, THAT'S GREAT.

IF NOT AND WANT SOME MORE TIME WITH IT, WE WILL FOLLOW YOUR

LEAD. >> GREAT JOB, EVERYONE.

THE 24TH?

>> CHAIR, BEFORE COMMISSIONER LOPEZ AND VICE CHAIR AMERICAN PERSON, I DON'T KNOW IF THEY HAVE ANY COMMENTS.

>> COMMISSIONERS?

[6. COMMISSIONER COMMENTS]

ANY FURTHER COMMENTS? >> YEAH, I JUST WANT TO SAY THANK YOU FOR THE PRESENTATION.

I TOOK THIS STUDY SESSION VERY, VERY SERIOUSLY, AND SO I JUST WANT TO THANK YOU ALL FOR YOUR PATIENCE WITH MY MANY QUESTIONS, AND THANK YOU FOR PUTTING TOGETHER THIS PLAN. I'M REALLY LOOKING FORWARD TO DIVING IN A LITTLE MORE DEEPER

INTO IT. >> THANK YOU, VICE CHAIR.

COMMISSIONER LOPEZ. >> COUNTRY.

JUST WANT TO SAY THANK YOU.

THIS AREA THAT WE'RE STUDYING TODAY IS VERY NEAR AND DEAR TO MY HEART. I GREW UP HERE, LIVE IN THAT AREA, THAT NEIGHBORHOOD WE'RE LOOKING AT MY ENTIRE LIFE, AND SORRY I'M A LITTLE UNDER THE WEATHER, SO I'VE BEEN LISTENING.

YOU HAVEN'T BEEN SEEING MY FACE.

BUT AGAIN I WANT TO THANK THE CONSULTANTS FOR PUTTING ON A PHENOMENAL PRESENTATION TONIGHT.

AND AGAIN, THANK YOU SO MUCH FOR

YOUR HARD WORK ON THIS. >> THANK YOU.

ANY OTHER COMMISSIONER COMMENTS REGARDING ANYTHING ELSE OR -- THIS IS NOT A PUBLIC HEARING,

CORRECT? >> YOU CAN ACTUALLY -- STUDY SESSION. IT'S AT THE DISCRETION OF THE PUBLIC CHAIR IF YOU WANT ANY PUBLIC COMMENT.

>> DO WE HAVE ANY PUBLIC COMMENTS ONLINE?

>> NO, THERE ARE NONE.

>> NO REQUESTS. ALL RIGHT.

THEN WE WILL ADJOURN.

SIR? [INAUDIBLE]

[3. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA]

>> I DID NOT SEE THAT.

MY APOLOGIES. >> THANK YOU, SIR.

PLEASE STATE YOUR NAME FOR THE

RECORD. >> THANK YOU VERY MUCH.

I DID PARTICIPATE IN ONE OF THE VIRTUAL MEETING. MY NAME IS BRENT MCMAHONAGAL.

I AM AN ATTORNEY.

I REPRESENT A CLIENT WITH ABOUT 25 VACANT ACRES HERE IN THE MIDTOWN DISTRICT THAT -- AND I'M ALSO A RESIDENT OF INDIO.

I STARTED MY CAREER IN URBAN PLANNING WAY BACK WHEN AND MOVED THROUGH AND HELPED PROJECTS THROUGHOUT THE DEVELOPMENT PROCESS.

BUT ON BEHALF OF MY CLIENT, WE HAVE A PROJECT PENDING FOR STAFF, AND WE REALLY ENJOYED WORKING WITH STAFF AND SARGENT PLANNING, AND WE LOOK FORWARD TO HAVING THIS SPECIFIC PLAN NOW IN FRONT OF US SO WE CAN DIGEST IT, WORK WITH STAFF ON SOME OF THE MISSING PIECES SO WE UNDERSTAND WHAT THAT OUR PROPOSED PROJECT

[01:45:01]

>> THANK YOU.

>> CHAIR, FOR THE BENEFIT OF THE PLANNING COMMISSION, THE REFERENCED PROJECT IS A PROJECT THAT IS PENDING, SO WE HAVE DONE PRELIMINARY WORK WITH THE TEAM, BUT IT'S PENDING WITH THE ADOPTION OF THE SPECIFIC PLAN BECAUSE THE PROJECT IS ACTUALLY MORE SUITED TO THE VISION OF THE SPECIFIC PLAN AND THE GENERAL PLAN THAN THE CURRENT ZONING, SO THAT PROJECT IS KIND OF ON HOLD, ALTHOUGH WE'RE WORKING AS MUCH AS WE CAN TO GET THEM READY TO BE POTENTIALLY CONSIDERING THE PLAN SHOULD IT BE ADOPTED.

>> THANK YOU. >> GREAT.

IF THERE ARE NO OTHER REQUESTS TO SPEAK, THEN WE WILL ADJOURN UNTIL NEXT PLANNING MEETING ON AUGUST 24, 2022, AND WE LOOK FORWARD TO SEEING THE FINAL PLAN PUT BEFORE US. THANK YOU.

* This transcript was compiled from uncorrected Closed Captioning.