Indio Planning Commission discusses project to replace mixed-use project with single-family home neighborhood

The Indio Planning Commission held a project consultation on Wednesday to discuss a proposal that would replace a long-stalled mixed-use development with a single-family subdivision.

The proposal is put forward by Pulte Homes for the 97-acre Las Montanas Marketplace site north of Varner Road and the Jefferson Street freeway entrance and directly south of Sun City Shadow Hills. The new proposal is a significant shift from a plan that once included nearly 1,800 residential units and approximately one million square feet of commercial space.

The developer, known in Indio for the 3,000-home Del Webb Shadow Hills and the 1,500-home Del Webb Desert Retreat currently under construction, is looking to move away from age-restricted housing at this location.

A representative for the builder characterized the new subdivision as “an entry level, attainable and desirable community that we want to offer to the first time homebuyers.” Pricing for the homes is currently estimated to range from the the low $500,000 range to mid-$600,000.

The project would feature pickleball and basketball courts, 14 acres of open space, walking trails, and would not include gated entries.

“I think the American dream is to own their own property and their own home. The product that we want to provide for that new home ownership,” the representative said.

While the new plan focuses on homeownership, commissioners questioned the trade-off in housing stock and commercial potential.

“I worry about walking away from 1,700 potential places for people to live, and bring it down to 490,” Chair Gloria Franz said. “To me, that’s a big concern.”

“When we looked at creating the General Plan 2040, we looked at where we wanted immediate jobs, and this was one of those spaces that really came up and was discussed multiple times,” she said.

The move to downsize the project follows a market analysis which suggested the original, denser vision was no longer viable. A representative noted that “the conclusion was, there are currently flat rents, elevated vacancy, limited recent absorption” for the type of high-density multifamily housing previously approved. The builder added that the original plan had been approved for more than a decade without being built.

Still, Franz said, the type of missing middle housing the city really needs is not being served by the project.

“When you talk about affordability and a step-up home, I’ve always thought of a townhouse. That’s not quite this level,” she said. “I’m all for everybody owning a small piece of the American Pie, but at the same time, is $550,000 really what an entry level home is now in the Coachella Valley?”

Environmental concerns also factored into the discussion, specifically the site’s proximity to Interstate 10 and the Bermuda Dunes Airport.

“I-10 is not going to get smaller or quieter, it’s just gonna get bigger, louder and dirtier,” Franz said. 

The developer said a full review CEQA review would be a part of any future entitlements, and possible mitigations include higher walls and thicker windows for homes closest to the freeway.

Principal Planner Gustavo Gomez noted that because the meeting was a consultation, no formal application has been submitted and the session was a first step designed to garner feedback and help the developers anticipate future priorities from the commission.

The change would ultimately require a recommendation to the City Council to amend the General Plan from a workplace employment district to a suburban neighborhood designation.

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