R/ECAPs may indicate the presence of disadvantaged households facing housing insecurity and need. They identify areas whose residents may have faced historical discrimination and who continue to experience economic hardship, furthering entrenched inequities in these communities.
Figure F-9 shows the portions of Coachella identified as R/ECAPs, with Census tracts labelled, alongside the location of schools, parks, and public transit routes. Coachella contains portions of two Census tracts identified as R/ECAP areas: Tract 456.09 and Tract 457.05. 295
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-17 Figure F-9: Racially/Ethnically Concentrated Areas of Poverty (2009 - 2013) Source: HCD AFFH Spatial Data
Tract 457.05
Tract 457.05 is more densely populated and entirely within City limits, allowing for a more accurate analysis of demographic characteristics as they relate to Coachella residents and fair housing problems. Table F-6 provides a summary of selected demographic characteristics and AFFH indicators for this tract.
Tract 456.09
Tract 456.09 covers two sections to the City’s south and east, with most of its area outside City boundaries. The portions of Tract 456.09 within the City are still sparsely-populated; as of 2022, the area between the Whitewater River and the Coachella Canal is almost entirely zoned for agricultural and commercial uses, while the area bisected by Highway 111 is zoned almost 296
Item 2.
F-18 | City of Coachella Affirmatively Furthering Fair Housing entirely for manufacturing or heavy industrial use.1 There is limited transit access and schools in this tract. This tract’s R/ECAP status is likely the result of it containing several disadvantaged unincorporated communities (DUCs) directly outside City limits (Shady Lane, Cocopah, Thermal, and Fillmore Street; also see Appendix B, Section A.3.5) and unpermitted, informal mobile home parks.2It also contains land owned by the Augustine Band of Cahuilla Indians including the Tribe’s Augustine Casino, Temalpakh Farm, Cahuilla Ranch event venue.3 Portions of Tract 456.09 within City limits are identified as priority expansion areas as Coachella continues to grow. For example, Coachella’s General Plan includes policy direction to prioritize new residential development in the “Central Coachella Neighborhoods” subarea, envisioning a series of walkable, interconnected communities with a mix of housing types and amenities.
However, for current residents, this portion of the City still has very limited access to local services and amenities, which continue to be concentrated in older, western neighborhoods west of Highway 86. The transition of land use in this area and its incorporation into the City’s mobility and open space networks will address these concerns.
Table F-6: R/ECAP Analysis of Census Tract 457.05
Selected Demographic Characteristics (2019)
Total Population 9,353
Total Households 3,249
Average Household Size 2.88
Hispanic or Latino Origin (of any race) 97.9%
Median Age 32.5
Owner-Occupied Housing Units 43.6%
Renter-Occupied Housing Units 51.8%
AFFH Indicators
Integration and Segregation
Median Income $31,582
Poverty Rate 35.9%
Low/Moderate-Income Population 74.5%
Non-White Population 98.9%
Disability Rate 7.7%
1 City of Coachella, Official Zoning Map,
https://www.coachella.org/home/showpublisheddocument/8840/638015980867630000 (2022) 2 City of Coachella, General Plan Update, Land Use + Community Character (2015) 3 Augustine Band of Cahuilla Indians, About Us. https://augustinetribe-nsn.gov/about-us/ 297
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-19 Table F-6: R/ECAP Analysis of Census Tract 457.05
Access to Opportunity
TCAC Opportunity Area Composite Score High Segregation & Poverty Job Proximity Index 3
CalEnviroScreen Score 54.1
Displacement Risk
Overcrowding Rate 25.0%
Renter Overpayment Rate 71.0%
Homeowner Overpayment Rate 47.1%
Source: ACS 2019 5-Year Estimates
Tract 457.05 shares many demographic characteristics with tracts elsewhere in the City as shown in other subsections of this Appendix. Nearly all households in this tract are Hispanic or Latino (of any race) at 97.9 percent and earn a median household income of $31,582, well below the County median, with a poverty rate of 35.9 percent. Household tenure is slightly majority renter-occupied (51.8 percent), and though both renters and homeowners experience high housing cost overpayment rates, a greater proportion of renter households (71 percent) experience a housing cost burden (see Section F.2.5 below for further analysis).
In the General Plan, Tract 457.05 is included in the “West Coachella Neighborhoods” subarea, which has seen a significant number of homes and retail centers built in recent decades. However, while some neighborhoods within this subarea are more walkable and built on a traditional street grid, Tract 457.05 is characterized by a “patchwork” development pattern that includes conventional subdivisions and auto-oriented roadways, reducing overall connectivity. General Plan policy encourages infill development of vacant and underutilized parcels and the retrofit of existing neighborhoods to promote walkability, slow traffic, and increase access to parks and recreational opportunities.
During the 5th Cycle Housing Element Update, six projects were identified as already entitled and have since been completed. As shown below in Section F.3 (Sites Inventory), further parcels in Tract 457.05 are identified in the 6
th Cycle’s Sites Inventory. Appendix B (Sites Inventory & Methodology) explores the anticipated affordability categories of these parcels in greater detail, but their development in-line with General Plan policies will enhance the services and amenities in this tract, which already features close proximity to several schools, Bagdouma Park, and the Route 8 SunLine bus which connects the neighborhood to the rest of the City (and a transfer point Downtown).
298
Item 2.
F-20 | City of Coachella Affirmatively Furthering Fair Housing Racially or Ethnically Concentrated Areas of Affluence (RCAAs) Racially or Ethnically Concentrated Areas of Affluence (RCAAs) are neighborhoods in which there are both high concentrations of non-Hispanic White households and high household income rates.
Based on research from the University of Minnesota Humphrey School of Public Affairs, RCAAs are defined as census tracts where 80 percent or more of the population is white, and the median household income is $125,000 or greater (which is slightly more than double the national median household income in 2016).
However, HCD has adjusted the RCAA methodology in consideration of California’s higher levels of diversity by lowering the white population percentage threshold to 50 percent. According to 2010 data available from HCD for this evaluation and provided in Figure F-10, Coachella has two census tracts are that are predominantly (greater than 50 percent) white majority where the population percentage gap between the next largest racial group is 33 percent in the north and 8 percent in the west, but these areas do not contain median incomes above $125,000 (Figure F7). Therefore, no census tracts within Coachella meet the criteria to be considered a RCAA.
Figure F-10: White Majority Tracts (2010)
Source: HCD AFFH Spatial Data
299
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-21 F.2.4 Access to Opportunity
One important component of fair housing is a neighborhood’s access to opportunity, which correlates relative place-based characteristics of an area, such as education, employment, safety, and the environment, with critical life outcomes, such as health, wealth, and life expectancy.
Ensuring access to opportunity means both investing in existing low-income and underserved communities, as well as supporting residents’ mobility and access to ‘high resource’ neighborhoods.
In February 2017, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) convened the California Fair Housing Task Force to provide research and evidence-based policy recommendations to further HCD’s fair housing goals of (1) avoiding further segregation and concentration of poverty and (2) encouraging access to opportunity through land use policy and affordable housing, program design, and implementation.
HCD and TCAC prepared opportunity maps to identify census tracts with the highest and lowest resources. High resource areas are areas with high index scores for a variety of opportunity indicators. Examples of indicators of high resources areas include high employment rates, low poverty rates, proximity to jobs, high educational proficiency, and limited exposure to environmental health hazards.
High resources tracts are areas that offer low-income residents the best chance of a high quality of life, whether through economic advancement, high educational attainment, or clean environmental health. Census tracts in the city that are categorized as moderate resource areas have access to many of the same resources as the high resource areas but may have fewer job opportunities, lower performing schools, lower median home values, or other factors that lower their indexes across the various economic, educational, and environmental indicators.
Low resources areas are characterized as having fewer opportunities to employment and education, or a lower index for other economic, environmental, and educational indicators. These areas have greater quality of life needs and should be prioritized for future investment to improve opportunities for current and future residents.
The opportunity maps inform TCAC, which oversees the Low-Income Housing Tax Credit Program, to distribute funding more equitably for affordable housing in areas with the highest opportunity. The analysis evaluates total access to opportunity and categorizes this access as high, moderate, or low, but also individually assesses opportunity access across more specific indicators, such as education, transportation, economic development, and environment. 300
Item 2.
F-22 | City of Coachella Affirmatively Furthering Fair Housing TCAC Opportunity Areas – Composite Score
The 2021 TCAC Opportunity Areas Composite Score provides an aggregate index of three domains: economic, education, and environmental. Census tracts with higher composite scores indicate higher resource and higher opportunity areas overall. Coachella contains four composite score categories: moderate resource, low resource, high segregation and poverty, and missing/insufficient data (Figure F-11). Composite scores are in the moderate resource category in northern and western areas of the city. The high segregation and poverty areas are located in the southwestern portions of the city. Composite scores generally increase from east to west in the region.
Figure F-11: TCAC Opportunity Areas 2021 - Composite Score Source: HCD AFFH Spatial Data
301
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-23 Economic Score
The 2021 TCAC Opportunity Areas Economic Score for a census tract is based on poverty, adult education, employment, job proximity, and median home value indicators. The score is broken up by quartiles, with the highest quartile indicating more positive economic outcomes and the lowest score indicating least positive outcomes. Most of the city’s census tracts are in the lowest economic score quartile of 0.0 to 0.25 as shown in Figure F-12, indicating less positive economic outcomes for residents. Northern and western portions of the city have economic scores in the
0.5 to 0.75 range. Scores are generally different in Coachella than in the areas adjacent to the city. Economic scores generally increase from east to west in the surrounding areas.
Figure F-12: TCAC Opportunity Areas 2021 - Economic Score Source: HCD AFFH Spatial Data
302
Item 2.
F-24 | City of Coachella Affirmatively Furthering Fair Housing Education Score
The 2021 TCAC Opportunity Areas Education Score for a census tract is based on math and reading proficiency, high school graduation rate, and student poverty rate indicators. The score is broken up by quartiles, with the highest quartile indicating more positive education outcomes and the lowest quartile signifying fewer positive outcomes. As shown in Figure F-13, the city mostly contains the lowest education score of less than 0.25 overall suggesting that students of various ages generally have less positive educational outcomes. One census tract in the northern portion of the city had education scores in the next higher quartile. Education scores are generally different in Coachella than in the areas to the east of the city with the scores generally increasing from east to west across the region.
Figure F-13: TCAC Opportunity Areas 2021 - Education Score Source: HCD AFFH Spatial Data
303
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-25 Environmental Score
Environmental scores for census tracts presented in Figure F-14 are based on 2021 TCAC Opportunity Areas Environmental Scores that reflect environmental risk. The scores are divided into quartiles with higher scores representing more positive environmental outcomes and lower scores indicating least positive environmental outcomes for residents living there. The city has a range of environmental scores with tracts in each quartile range indicating that residents are exposed to relatively higher or lower environmental risk factors depending on location (Figure F14). Environmental scores are relatively similar in Coachella when compared to the surrounding areas with the scores generally improving from east to west across the region.
Figure F-14: TCAC Opportunity Areas 2021 - Environmental Score Source: HCD AFFH Spatial Data
304
Item 2.
F-26 | City of Coachella Affirmatively Furthering Fair Housing Jobs Proximity Index
HUD’s Jobs Proximity Index for a census tract measures the area’s distance from employment.
This index can be used as a proxy to indicate relative transportation needs in a community. The score is broken up by quintiles, with the highest quintile representing areas closest to job centers.
The Jobs Proximity Index score is varied across Coachella. The score improves in the central portion to the highest quintile indicating relatively closer proximity to job centers as shown in Figure F-15.
Figure F-15: Jobs Proximity Index (HUD, 2014 - 2017)
Source: HCD AFFH Spatial Data
Disparities in Access to Opportunity for Persons with Disabilities People with disabilities often experience challenges with accessibility, discrimination, and housing choice that make it difficult to find suitable housing to meet their needs. This section analyzes such disparities to ensure the City is able to adequately serve its residents with disabilities.
According to the Needs Assessment (Appendix A, Figure A-23), the most common types of disabilities in Coachella in 2018 were ambulatory disabilities followed by cognitive disabilities. 305
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-27 Disability categories are counted separately and are not mutually exclusive, as an individual may report more than one disability. An estimated 8.0 percent of Coachella residents (3,635 individuals) have a disability of some kind according to 2015 to 2019 ACS data.
The California Department of Developmental Services (DDS) currently provides communitybased services to approximately 350,000 persons with developmental disabilities and their families through a statewide system of regional centers, developmental centers, and communitybased facilities. DDS also provides data on developmental disabilities by age and type of residence. According to DDS and as shown in the Needs Assessment (Appendix A, Table A-8), there are about 784 residents with a development disability in Coachella with most of them (717) able to live in their own home with their family or guardian.
There are a variety of housing types appropriate for people with disabilities, such as licensed and unlicensed single-family homes, group homes, and transitional and supportive housing. The design of housing-accessibility modifications, proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group. The Housing Constraints Appendix (Appendix C) discusses how the city permits various housing types, including the allowance for reasonable accommodations.
The Inland Regional Center facility in the vicinity of Coachella provides support and services to people with disabilities, enabling them to live at home. The Inland Regional Center is one of 21 regional centers in California that provide point of entry to services for people with developmental disabilities in Riverside and San Bernadino Counties. The center is a private, nonprofit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families.
Disparities in Access to Transportation Opportunities
The HUD Low Transportation Cost Index is based on estimates of transportation costs for a family that meets the following description: a three-person single-parent family with income at 50 percent of the median income for renters for the region. These estimates originate from the Location Affordability Index (LAI). Transportation costs are modeled for census tracts as a percent of income for renters in these households.
Index values are inverted, and percentile ranked nationally, with values ranging from 0 to 100.
Higher index values indicate lower transportation costs in that neighborhood. Transportation costs may be low within a tract for a range of reasons, including greater access to public transportation and the density of homes, services, and jobs in that area.
Figure F-16 shows the Transportation Cost Index ranges in Coachella. The city contains two ranges of the index, the 21 to 39 quintile in the western portions of the city and the 40 to 58 quintile in the remaining areas. The index values in the western census tracts range from 34 to 39 indicating that those areas of the city are estimated to have lower transportation costs than that percentage (34 to 39) of the nation. Transportation costs are somewhat lower in other areas of the city (with higher index values).
306
Item 2.
F-28 | City of Coachella Affirmatively Furthering Fair Housing Figure F-16: HUD Low Transportation Cost Index
Source: HUD Spatial Data
Figure F-17 shows bus transit routes operated by SunLine Transit Agency that connect the City with other communities throughout the Coachella Valley. These bus routes include Route 1EV (connecting Downtown Coachella with the Palm Desert Mall via Highway 111 to the west), Route 6 (connecting Downtown Coachella with Palm Desert mall via Fred Warring Drive to the west), and Route 8 (which zig-zags through Coachella and connects it to Indio to the north and Thermal/Mecca to the south). According to the 2023-2025 Short Range Transit Plan:
“Routes 1, 6, and 9 currently connect at the Transfer Terminal at Vine Avenue and Fifth Street in Coachella. There are plans to develop a Coachella Mobility Hub at Fourth Street and Cesar Chavez Street, to open in January 2024. The Mobility Hub would provide a residential development, bus laybys, passenger amenities, and connecting pedestrian and bicycle paths. Following completion of the Mobility Hub, the current routes at the Vine Avenue Transfer Terminal should be refocused to service the Coachella Mobility Hub.
Frequency on Route 1 is proposed to increase to every 15 minutes upon completion of 307
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-29 the mobility hub. Four additional buses have been procured to support this increased service on SunLine’s most productive route.”
Figure F-17: Transit Routes
The City’s existing bus routes provide moderate access to transit opportunities, especially for residents who need to commute to job centers elsewhere in the Coachella Valley. However, the Jobs Proximity Index illustrated above in Figure F-15 indicates that most populated regions of the City are still considered far from employment opportunities. Limited mobility options can have a greater impact on lower income populations and households who may not have access to alternate modes of transportation. Given the composition of Coachella, this means that lower income households and communities of color have limited transit access in Coachella. Continuing to implement General Plan policies related to infill development along key corridors will be essential to increasing the viability of new or expanded bus routes. For example, no cross-town bus routes currently link the City’s eastern and western neighborhoods, and such routes will be needed to connect the future neighborhood centers and industrial jobs centers envisioned by the General Plan, especially those east of Grapefruit Boulevard. A lack of transportation options throughout the City may otherwise restrict residents from accessing resources and opportunities not within their immediate neighborhoods.
308
Item 2.
F-30 | City of Coachella Affirmatively Furthering Fair Housing F.2.5 Disproportionate Housing Needs
Overpayment
HUD defines overpayment, or “housing cost burden”, as households paying 30 percent or more of their gross income on housing expenses, including rent or mortgage payments and utilities.
Housing cost burden is considered a housing need because households that overpay for housing costs may have difficulty affording other necessary expenses, such as childcare, transportation, and medical costs.
Overpayment by Renters
Renters are more likely to overpay for housing costs than homeowners. As presented in the Needs Assessment (Appendix A), 70.3 percent of renters in Coachella are cost-burdened. The percentage of renter households experiencing cost-burden is highest in a southern census tract at about 80.4 percent and is in the 60 to 80 percent range in most of the city according to 2015 - 2019 ACS data (Figure F-18). According to the Needs Assessment (Appendix A), approximately
55.3 percent of renters in the SCAG region are cost-burdened.
Figure F-18: Overpayment by Renters (2015 - 2019)
Source: HCD AFFH Spatial Data
309
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-31 Overpayment by Homeowners
Homeowners generally experience a lower rate of cost burden than renters. Figures F-19 shows the percentages of homeowners experiencing overpayment in the 2015 to 2019 time period according to ACS data. Percentages of homeowners experiencing overpayment are highest at about 82.7 percent in a central census tract and between 60 and 80 percent in two adjacent tracts.
Between 40 and 60 percent of homeowners are cost-burdened in most areas of the rest of the city.
Figure F-19: Overpayment by Owners (2015 - 2019)
Source: HCD AFFH Spatial Data
Overcrowding
Overcrowding is defined by the Census as a unit in which more than one person occupies a room (excluding bathrooms and kitchens) while severe overcrowding occurs when more than 1.5 people occupy a room. Overcrowded households are an indicator of housing needs, as lower income families or individuals may choose to live together in smaller spaces to save money on housing costs.
310
Item 2.
F-32 | City of Coachella Affirmatively Furthering Fair Housing In addition to the strain on residents’ mental health, overcrowding can also lead to more rapid deterioration of the property due to increased usage. According to the 2015 to 2019 ACS data,
4.6 percent of households in Coachella experienced overcrowding and 1.4 percent experienced severe overcrowding. The city’s overcrowding rates are about the same as Riverside County at
5.1 percent and the city’s severely overcrowded rate is also much lower than the county’s 1.8 percent (Table F-7).
Table F-7: Overcrowding and Severe Overcrowding Rates (2019) Coachella Riverside County
Occupants Per Room Units Percentage Percentage
1.01 to 1.5 705 4.6% 5.1%
1.51 or more 215 1.4% 1.8%
Source: ACS 2019 5-Year Estimates, Table DP04
The distribution of overcrowded households in Coachella for the 2011 to 2015 time period are shown in Figure F-20. The map shows that overcrowding rates are highest in north-central and south-central census tracts, which are all above 20 percent. The statewide spatial data for severe overcrowding did not contain any values in the vicinity of Coachella as shown in Figure F-21. 311
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-33 Figure F-20: Overcrowded Households (2011 – 2015)
Source: HCD AFFH Spatial Data
312
Item 2.
F-34 | City of Coachella Affirmatively Furthering Fair Housing Figure F-21: Severely Overcrowded Households (2011 – 2015) Source: HCD AFFH Spatial Data
Location Affordability Index
Figure F-22 shows the median gross rent across Coachella per HUD’s Location Affordability Index for the years 2012 to 2016. This index estimates household housing and transportation cost on a neighborhood-scale. These estimates show that most of the city has the lowest index value of less than $1,000. One census tract is between $1,000 and $1,500, and two tracts are between $1,500 and $2,000 per month.
This Needs Assessment (Appendix A) indicates the median monthly rent paid in Coachella in 2019 was $879 according to ACS 2015 to 2019 data. This rent amount is affordable to moderate income households but may be a cost-burden for lower-income households. It is less expensive to rent housing in Coachella than it is in Riverside County (Needs Assessment Appendix A, Figure A-24).
313
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-35 Figure F-22: Location Affordability (2012 – 2016)
Source: HCD AFFH Spatial Data
Substandard Housing
Incomplete plumbing or kitchen facilities can be used as a proxy to indicate substandard housing conditions. According to the 2015 to 2019 ACS, 0.1 percent of Coachella households (17 units) lacked complete plumbing facilities and 0.3 percent of households (43 units) lacked complete kitchen facilities. Within Riverside County the number of households lacking each are 0.3 percent and 0.7 percent, respectively (Table F-8).
The age of housing stock can also be an indicator of substandard housing. As homes get older, there is a greater need for maintenance and repair. If not properly addressed, an aging housing stock can result in poorer living standards, incur more expensive repair costs and, under certain conditions, lower overall property values.
Coachella's housing stock is mostly newer than that of the SCAG region overall. According to the Needs Assessment (Appendix A), most of Coachella's housing units were built between 2000 and 314
Item 2.
F-36 | City of Coachella Affirmatively Furthering Fair Housing 2009, representing approximately 64.1 percent of all housing units. The largest portion housing units in the SCAG region were built between 1970 to 1979.
Table F-8: Substandard Housing Rates (2019)
Coachella Riverside County
Substandard Condition Units Percentage Percentage
Lacking complete plumbing facilities 17 0.1% 0.3%
Lacking complete kitchen facilities 43 0.3% 0.7%
Source: ACS 5-year estimates 2015-2019, Table DP04
In the past 5 years, Coachella has received approximately 201 code complaints based on housing conditions. The majority of the complaints (>90 percent) were related to illegal, nonconforming buildings rather than substandard housing conditions. Assuming some overlap between housing complaints, the City conservatively assumes approximately 10 housing units in need of rehabilitation, which is less than 0.1 percent of the total housing stock (10,631 units). Housing complaints were not localized in any one part of the City.
On a qualitative basis, the City notes observable difference in the housing stock conditions based on the age of the structure and time the area developed. The City’s single family residential stock constructed before 1980 in neighborhoods in the Downtown area East of Cesar Chavez Street and in the Colonia Coachellita South of Avenue 52 and West of Cesar Chavez are in need of the most improvement according to windshield surveys by Code Enforcement Division staff; however, there are not any issues localized in any location. The single family residential housing stock constructed after 1980 are located mainly to the West of these older neighborhood were observed to be in good condition. Existing multi-family housing developments in the City were largely constructed after 1970 as affordable housing developments and some of these apartments have been refurbished or rebuilt. Coachella Community Homes, a 100 unit multi-family residential complex, located at 84720 Calle Rojo is owned by the Coachella Valley Housing Coalition and was constructed in 1969. The complex was rehabilitated in 2012. The Coachella Valley Apartments development at 84914 Bagdad Avenue consisted of 50 units of affordable multi-family housing was built in the 1970s and is currently being redeveloped as a 110-unit multi-family development by Community Housing Opportunities Corporation.
Displacement Risk
The University of California Berkeley’s Urban Displacement Project (UDP) uses data-driven research to produce maps identifying sensitive communities that are at-risk of displacement. UDP defines sensitive communities as currently having “populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost”. Vulnerability was determined based on the following characteristics:
• The share of very low-income residents is above 20 percent:
315
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-37 AND
• The tract meets two of the following criteria:
o Share of renters is above 40 percent
o Share of people of color is above 50 percent
o Share of very low-income households that are severely rent burdened households is above the county median
o Percent change in rent is above county median rent increase o Rent gap, which is the difference between tract median rent and median rent for surrounding areas
UDP has identified vulnerable communities within city limits based on these criteria (Figure F-23).
Figure F-23: Vulnerable Communities (2017)
Source: HCD AFFH Spatial Data
316
Item 2.
F-38 | City of Coachella Affirmatively Furthering Fair Housing Homelessness
Information on homelessness and City resources for homeless persons is provided in Section A.3.5 Special Housing Needs of the Needs Assessment (Appendix A).
The US Department of Housing and Urban Development (HUD) requires communities to conduct a Point-in-Time (PIT) Count of individuals and families experiencing homelessness every two years in January. The most recent PIT for Riverside County was conducted in 2023 by the County of Riverside Continuum of Care (CoC). According to the most recent PIT, there were an estimated 74 persons experiencing homelessness in Coachella at that time.
The City PIT count discovered a pattern of unhoused individuals who were living in the 6th Street Downtown Area behind buildings likely due to the availability of public services, a City park and public restrooms in the area. Many unhoused individuals were found living along vacant land along the Union Pacific Railroad in areas screened by maintained landscaping or overgrown shrubs for screening. Unhoused individuals were identified along the commercial corridor at Cesar Chavez Street in well concealed areas at commercial center. A large community of unhoused individuals were identified within a mesquite forest area along Cal Trans right of way at the 86 Expressway. Lastly, unhoused individuals were found in vacant areas adjacent to the Love’s Truck Stop near the Interstate 10 freeway.
CV Housing First Program is overseen by the Coachella Valley Association of Governments (CVAG) to help homeless individuals and families find housing solutions which includes case management to help in the goals of permanent housing, programs and family reunification. The City of Coachella participates in this program and Code Enforcement Division staff contacts the CVAG program when homeless individuals are encountered to identify locations where services are needed.
The County of Riverside CoC is a network of private and public sector homeless service providers, designed to promote community-wide planning and the strategic use of resources to address homelessness. Coachella does not have any emergency shelters currently. There are two regionserving shelters in the neighboring community of Indio, which are the Coachella Valley Rescue Mission and Martha’s Village and Kitchen.
F.2.6 Other Relevant Factors
Rates of Homeownership by Race and Ethnicity
The homeownership rate is about 69 percent in Coachella compared to about 53 percent in the SCAG region overall. However, not all racial and ethnic groups have a similar probability of owning a home. The 2019 ACS data for percentages of occupied housing units by race in Coachella is presented in Table F-9. The rates of homeownership versus renting housing are very similar for each racial group. A group that has lower rates of homeownership are more at risk of being displaced due to rising rental prices.
317
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-39 Table F-9: Housing Tenure by Race/Ethnicity in Coachella (2019) Race/Ethnicity
Renter Occupied Units Owner Occupied Units Total Occupied Units
Number % of Total Number % of Total
White alone, not Latino 867 19.6% 2,415 21.9% 3,282
Black or African American alone 24 0.5% 47 0.4% 71
American Indian and Alaska
Native alone 33 0.7% 74 0.7% 107
Asian alone 0 0.0% 66 0.6% 66
Native Hawaiian/Other Pacific
Islander alone 0 0.0% 0 0.0% 0
Some other race alone 3,489 79.1% 8,359 75.7% 11,848
Two or more races 0 0.0% 77 0.7% 77
Hispanic or Latino origin 4,303 97.5% 10,595 96.0% 14,898 Source: ACS 2019 5-Year Estimates, Table S2502
One obstacle to home ownership is lack of access to the first tier of the financial system to obtain banking services and loans. The Federal Financial Institutions Examination Council (FFIEC) provides the Community Reinvestment Act (CRA) July 2021 census tract spatial data known as CRAMap 2021 (www.ffiec.gov/cra/). Included in the CRAMap 2021 spatial data is the Unbanked index which provides an estimate of households lacking access to the primary banking system.
This index estimates the likelihood of a household will lack both a savings and checking account with a bank, thrift, or credit union.
Figure F-23 presents the estimates for the percentages of households that lack access to banking and credit from the CRAMap 2021 Unbanked index. Identifying areas with relatively higher levels of residents without access to the primary banking system can facilitate the process of providing them first-tier financial services. This may aid lower income residents in avoiding a dependency on second-tier services, particularly predatory lenders.
As displayed in Figure F-24, estimates of households without access to primary banking and credit (unbanked) vary across the city. The western and eastern census tracts have the lowest estimates of unbanked households where the rates are 6 to 12 percent in those areas. Unbanked household estimates are higher in more central portions of the city ranging from 18 to 28 percent.
The highest unbanked percentage estimate of 31 percent is in the census tract centered at 52nd Avenue and Harrison Street/Cesar Chavez Street.
318
Item 2.
F-40 | City of Coachella Affirmatively Furthering Fair Housing Figure F-24: Percentage of Households without Access to Primary Banking System Source: FFIEC CRAMap 2021 Spatial Data
Historic Patterns
Other factors that contributed to housing conditions and local housing issues is the pattern of expansion of the City. When the City incorporated in the 1940s, it was comprised of the Downtown Area and the City slowly expanded outward with annexations of areas in agricultural production.
This pattern of growth an expansion contributed to the demographic and socio economic fabric of the Coachella community. This history is in contrast to the resort/country club patterns in the rest of the Coachella Valley which was largely developer driven and facilitated through Specific Plans.
To accommodate the agricultural community and service focused work force (see section below) the City has maintained land reserve for both single family and multi-family development. One of the earliest zoning maps on file at the City is from 1986, which allows for a mix of residential including single family, multi-family, and mobile home.
Local Data and Knowledge
A lot of contributing factors to the state of housing and fair housing related issues in Coachella can trace back to the development of the Coachella Valley and the regional economy. Between 319
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-41 the early 1950s and 2000s, the Coachella Valley experienced vacant desert land transition into leisure and resort communities driven by golf with exclusive gated country clubs. Development trended Eastward from Palm Springs and resulted in sprawling golf course communities that also spread prolifically into the City of La Quinta with 18 golf communities and to some extent in the City of Indio. Many service sector employees that service the leisure and resort communities located in areas with more affordable housing options in the cities of Indio and Coachella, that are not available in or characteristic of exclusive gated country club communities, and would therefore rely on long commutes westward to Palm Springs, Rancho Mirage, Palm Desert, Indians Wells, and La Quinta. Revenue generating uses like retail development and hotels concentrated in many of the leisure and resort communities like Palm Springs, Palm Desert, Rancho Mirage, and La Quinta and resulted in a significant amount of retail revenue leakage from the City of Coachella and therefore a smaller revenue base to fund key services than is characteristic of wealthier surrounding cities.
F.2.7 Summary of Fair Housing Issues
Access to opportunity in Coachella is low for some portions of the city and other areas are subject to racial segregation as evidenced by evidenced by TCAC Opportunity Areas Composite Scores (Figure F-11) and the presence of R/ECAPs (Figure F-9) within the city. Many areas of the city exhibit overpayment by renters and owners (Figures 18 and 19) and households in these areas are subject to higher levels of overcrowding (Figure F-20). A wide area of the city also contains sensitive communities that are vulnerable to displacement (Figure F-23). Additionally, many households are estimated to lack access to the primary banking system (Figure F-24).
The primary fair housing issue in Coachella is segregation and integration due to the presence of R/ECAPs and high segregation and poverty TCAC Composite Scores. The contributing factor to this primary issue is land use and zoning laws limiting where multifamily housing can be built. This contributing factor is evident due to the high levels of overpayment by homeowners and renters and high levels of overcrowding in those same areas. This evidence suggests that households of various sizes and characteristics would choose more affordable housing if available.
The secondary fair housing issue in Coachella is racially and ethnically concentrated areas of poverty due to the combination of R/ECAPs and sensitive communities in the same neighborhoods. The contributing factor to this primary issue is displacement of residents due to economic pressures because of disadvantaged households facing housing insecurity and economic hardship.
The third fair housing issue is disproportionate housing needs because of the contributing factor of a lack available affordable units in a range of sizes. High levels of overpayment by renters and homeowners in the city indicates that many residents are struggling to afford housing costs.
The fourth fair housing issue is disparities in access to opportunity due to the high estimates for the number of unbanked households in most of the city’s census tracts. The contributing factor to 320
Item 2.
F-42 | City of Coachella Affirmatively Furthering Fair Housing this issue is access to financial services because those unbanked households will be unable to obtain financial services from the primary banking system.
Section F.3 Sites Inventory
AB 686 requires a jurisdiction’s site inventory to be consistent with its duty to affirmatively further fair housing. This section evaluates the City’s site inventory locations against various measures in the Assessment of Fair Housing that includes income level, racially and ethnically concentrated areas of poverty, access to opportunity, and environmental risk to determine any socio-economic patterns or implications.
Figure F-25 shows all Census tracts within the City. Table F-10 provides a Census tract-level summary of all RHNA units relative to a variety of characteristics that impact fair housing.
Figure F-25: Coachella Census Tracts
321
Item 2.
Affirmatively Furthering Fair Housing City of Coachella | F-43 Table F-10: Census Tract Analysis Summary
Census
Tract
Existing
HH
RHNA Capacity
AFFH Indicators
Integration and Segregation Access to Opportunity Displacement Risk Lower Mod Above
Mod
Median
Income
Poverty
Rate
Low /
Mod
Income
Pop
NonWhite
Pop.
Disability
Rate
Resource
Designation
Job
Proximity
Index
CalEnviroScreen
Score Overcrowding Renter Overpayment
Homeowner
Overpayment
452.22 1,324 0 0 0
$35,208
-
$90,074
14.6% 22.42% 34.67% 9.2% Moderate 38 34.0 0.0% 53.8% 48.8% 452.26 2,654 0 0 304
$48,355
-
$53,047
9.2% 53.73% 95.76%-
96.32% 4.6% Moderate 3 - 5 23.8 7.0% 78.3% 56.9%
456.06 1,876 240 0 181
$64,271
-
$83,750
8.2% 16.78% 55.20% 11.2% Moderate 44 17.5 1.0% 53.0% 59.2% 456.09 1,907 262 0 611
$11,354
-
$42,969
34.9% 63.59%
90.99%
-
98.51%
13.3% Insufficient
Data 38 - 98 65.8 18.0% 65.3% 47.5%
457.03 2,938 506 1044 264
$30,962
-
$33,859
17.3% 68.18%
98.93%
-
99.09%
7.1% Low
Resource 7 - 10 77.1 21.0% 80.4% 67.0%
457.04 1,469 94 0 62 $23,250 33.9% 71.29% 99.18% 12.3%
High
Segregation
& Poverty
3 66.0 26.0% 59.7% 82.7%
457.05 3,412 183 85 871 $31,582 35.9% 74.50% 98.94% 7.7% High
Segregation
& Poverty
3 54.1 25.0% 71.0% 47.1%
457.06 1,939 100 309 3101
$23,175
-
$35,233
29.5% 70.63%
99.31%
-
99.47%
11.8%
High
Segregation
& Poverty
5 - 11 80.8 15.0% 69.7% 45.5%
457.07 2,701 699 24 50
$23,565
-
$34,779
21.0% 59.55%
97.24%
-
98.40%
9.6% Low 2 75.1 8.0% 72.6% 62.7%
469.00 856 0 0 0 $40,887 24.7% 62.25% 64.01% 15.3% Low 3 66.0 5.0% 29.5% 26.2% 9404.00 2,815 261 6 745
$24,028
-
$48,576
16.0% 58.33%
93.22%
-
99.05%
8.0% Low 4 - 13 81.4 20.0% 60.1% 57.1%
322
Item 2.
F-44 | City of Coachella Affirmatively Furthering Fair Housing F.3.1 Potential Effects on Patterns of Segregation
A comparison of a jurisdiction’s site inventory against its LMI population and R/ECAP area can reveal if the city’s accommodation of housing is exacerbating or ameliorating segregation and social inequity. Figure F-26 shows the locations of Coachella’s sites inventory relative to LMI population percentages, and Figure F-27 shows the distributions of city and site areas relative to LMI population percentages.
The city contains two LMI percentage categories, less than 25 percent and 50 to 75 percent LMI households. The lowest category covers six percent of city area and contains five percent of the site inventory area (Figure F-26). The other LMI percentage category represents most of the city area at 94 percent and contains 95 percent of site inventory area. The site inventory is therefore not anticipated to exacerbate fair housing issues with regard to LMI households because the distribution of sites parallels LMI population percentages within in the city.
Figure F-26: Sites Inventory and LMI Households
Source: HCD AFFH Spatial Data and LWC
323
Item 2.
Affirmatively Furthering Fair Housing
City of Coachella | F-45
Figure F-27: Percentage of City and Sites Areas across Low to Moderate Income Populations Source: HCD AFFH Spatial Data and LWC
Figures F-28 and F-29 display the site inventory and city areas associated with R/ECAPs. The amounts of city and site inventory areas that are within and outside R/ECAPs are similar. Thirtytwo percent of city area consists of R/ECAPs compared to 27 percent of site inventory area. The portion of city area not within a R/ECAP is 68 percent and the site inventory portion outside of a R/ECAP is 73 percent.
At the scale of individual Census tracts, there is little indication that the distribution of Sites satisfying lower-income RHNA will exacerbate patterns of segregation in the City. Census tracts entirely within the City are relatively similar in terms of the AFFH indicators summarized in Table F-10, best visualized by Figure F-23 showing these tracts identified as “Vulnerable” by the UC Berkeley Urban Displacement Project’s methodology. Those tracts with a higher median income than most of the City (i.e., Tract 452.22) or a lower poverty rate (i.e., Tract 456.06) include many households outside City limits.
To illustrate, Tracts 457.03 and 457.07 host the greatest amount of lower-income RHNA capacity, 506 units and 699 units respectively. Compared to other tracts entirely within City limits, the poverty rate and percentage of LMI households in these tracts is slightly lower than adjacent ones.
Tracts with both the highest poverty rate and LMI household figures in the City (i.e., Tracts 457.04 and 457.05) host a RHNA mix of lower-, moderate-, and above moderate-income units.
Overall, RHNA capacity is relatively well-distributed throughout the City, not isolated in any one location within the City, with mixed-income development slated to occur in tracts where the greatest amount of land is available (e.g., Tracts 457.06, 457.05, and 457.03) and related General Plan implementation is anticipated to benefit both new and existing residents. 6 0
94 0
5 0
95 0
0 25
50 75
100
<25% 25 - 50% 50% - 75% 75% - 100%
Percentage of Total Area
Low to Moderate Income Population Percentages
Percentage of City Area Percentage of Site Inventory Area 324
Item 2.
F-46 | City of Coachella Affirmatively Furthering Fair Housing Figure F-28: Sites Inventory and R/ECAPs (2009 – 2013)
Source: HCD AFFH Spatial Data and LWC
325
Item 2.
Affirmatively Furthering Fair Housing
City of Coachella | F-47
Figure F-29: Percentage of City and Sites Areas across R/ECAP Source: HCD AFFH Spatial Data and LWC
F.3.2 Potential Effects on Access to Opportunity
Figure F-30 shows sites inventory locations across the city’s TCAC Opportunity Area Composite Scores. As previously noted, Coachella contains four composite score categories: moderate resource, low resource, high segregation and poverty, and missing/insufficient data. The sites inventory is present within all four categories and the amount of site area in each category is discussed next.
68 32
73 27
0 25
50 75
100
0 - Not a R/ECAP 1 - R/ECAP Area
Percentage of Total Area
Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) Percentage of City Area Percentage of Site Inventory Area 326
Item 2.
F-48 | City of Coachella Affirmatively Furthering Fair Housing Figure F-30: Sites Inventory and TCAC Composite Score
Source: HCD AFFH Spatial Data and LWC
Figure F-31 shows the distribution of Coachella sites across the TCAC Opportunity Area Composite Score categories. Moderate resource regions constitute 13 percent of city area and eight percent of site inventory area. Most of the city area is within the low resource category at 74 percent while the portion of site area within this category is 37 percent. Most of the site inventory area is located within high segregation and poverty areas at 55 percent. Due to these disparities in area distribution, the site inventory may tend to exacerbate fair housing trends regarding access to opportunities. The three census tracts that are within high segregation and poverty areas (Tracts 457.04, 457.05, and 457.06) are estimated to accommodate 4,805 units. However; the majority of the housing growth is expected in the moderate and above moderate income categories, with only 7 percent (377 units) of the sites expected for low income. The missing/insufficient data category contains 38 and six percent of city and sites inventory area, respectively.
327
Item 2.
Affirmatively Furthering Fair Housing
City of Coachella | F-49
Figure F-31: Percentage of City and Sites Areas across TCAC Opportunity Areas Source: HCD AFFH Spatial Data and LWC
Figure F-32 shows the sites inventory locations across the city’s CalEnviroScreen scores. The city contains seven CalEnviroScreen scores. The lowest score range is 11 to 20 percent (decile score two) risk of exposure to environmental hazards and the highest range signifies 81 to 90 percent (decile score nine) risk of exposure to environmental hazards. The CalEnviroScreen percentage score of 61 to 70 percent (decile score seven) covers the majority of city area.
Figure F-33 shows the distribution of sites across the range of CalEnviroScreen scores represented as deciles (one to 10). CalEnviroScreen decile seven (61 to 70 percent risk level) encompasses 66 percent of city area and onlyeight percent of the sites inventory area. The CalEnviroScreen decile score with the largest percentage of site inventory area is nine (71 to 80 percent risk level) with 37 percent of the inventory area. This score encompasses approximately 14 percent of city area. The next lowest decile score of eight contains seven percent of city area and 27 percent of the site inventory area. As a result of these differences, the site inventory may tend to exacerbate fair housing issues regarding exposure to environmental hazards. 0 0 0
13 74
13 38
0 0 0
8 37
55 6
0 25
50 75
100
1. Highest
Resource
2. High
Resource
3. Moderate
Resource
(Rapidly
Changing)
4. Moderate
Resource
5. Low
Resource
6. High
Segregation
& Poverty
7. Missing /
Insufficient
Data
Percentage of Total Area
TCAC Composite Score
Percentage of City Area Percentage of Site Inventory Area 328
Item 2.
F-50 | City of Coachella Affirmatively Furthering Fair Housing Figure F-32: Sites Inventory and CalEnviroScreen Score
Source: HCD AFFH Spatial Data and LWC
329
Item 2.
Affirmatively Furthering Fair Housing
City of Coachella | F-51
Figure F-33: Percentage of City and Sites Areas across CalEnviroScreen Scores Source: HCD AFFH Spatial Data and LWC
Section F.4 Contributing Factors and Meaningful
Actions
Table F-11 lists the most prevalent fair housing issues and its corresponding contributing factors for the City of Coachella, as prioritized through the findings from the above assessment.
Table F-11: Contributing Factors
Fair Housing Issue Contributing Factor Priority
Segregation and Integration Land use and zoning laws 1
Racially and Ethnically Concentrated Areas of Poverty Displacement of residents due to economic pressures
2 Disproportionate Housing Needs Availability of affordable units in a range of sizes 3
Disparities in Access to Opportunity Access to financial services 4 Table F-12 consists of proposed housing programs the City will pursue to specifically overcome identified patterns and trends from the above assessment and proactively affirmatively further fair housing in Coachella. Many of the programs listed below target specific locations throughout the City of Coachella, such as single-family neighborhoods, downtown, near transit, highest resource areas, or areas with the most racial or ethnic segregation. These targeted, place-based programs are indicated with an asterisk (*). All programs (actions) in the Housing Element include objectives (metrics) and timelines (milestones) for implementation. See Section IV Housing Plan for more information on goals, policies, and programs.
0 2 3 4
0 4
66 7
14 0 0
5 3 0 0
21 8
27 37
0 0
25 50
75 100
1 2 3 4 5 6 7 8 9 10
Percentage of Total Area
CalEnviroScreen Score
Percentage of City Area Percentage of Site Inventory Area (Lowest Risk) (Highest Risk)
330
Item 2.
F-52 | City of Coachella Affirmatively Furthering Fair Housing Table F-12: Meaningful Actions
Contributing
Factor
AFFH
Strategy Housing Implementation Programs
Land use and
zoning laws
Modify land
use and zoning
laws to be less
restrictive
1.5 Lot Consolidation
1.7 Large Sites
1.13 General Plan Map Amendments
4.2 Reasonable Accommodation
5.1 Zoning Code Constraints
5.2 Development Fees
5.3 Parking Requirements
5.4 Eliminate Minimum Dwelling Unit Size Requirement
5.5 Accessory Dwelling Units (ADUs)
5.6 Transitional and Supportive Housing
5.7 Manufactured Housing
5.8 Group Homes
5.9 Single-Room Occupancy Housing
6.7 Streamlined Approvals
Displacement of
residents due to
economic
pressures
New Housing
Choices and
Affordability in
more areas of
the City
1.1 General Plan Implementation
1.2 Lower Income Site Rezoning
1.3 General Plan Text Amendment
1.4 Services and Facilities
1.14 AB2339 Code Amendments
5.11 Prioritize Sewer Hookups for Residential Development For Lowerincome
5.12 Objective Design Standards
6.1 Development Fee Deferral
6.2 Affordable Unit Financing*
6.4 Density Bonus
6.6 Infrastructure Grants *
6.8 Place-Based Neighborhood Revitalization *
Availability of
affordable units
in a range of
sizes
Provide Choice
of Different
Affordable
Housing Types
1.8 Variety of Housing Options for Special Needs Groups
1.9 Emergency Shelters
1.10 Farmworker Housing Support
5.5 Accessory Dwelling Units (ADUs)
5.6 Transitional and Supportive Housing
5.7 Manufactured Housing
5.8 Group Homes
5.9 Single-Room Occupancy Housing
5.10 Farmworker Housing Strategies
Access to
financial services
Provide
Information
Regarding
housing and
funding options
to Educate and
1.12 Accessory Dwelling Units Outreach *
2.1 Rehabilitation Programs *
2.7 Tenant Outreach *
4.1 Fair Housing
331
Item 2.
Affirmatively Furthering Fair Housing
City of Coachella | F-53
Table F-12: Meaningful Actions
Contributing
Factor
AFFH
Strategy Housing Implementation Programs
revitalize
Community
6.5 Website Update
7.1 Housing Choice Vouchers
7.2 At-Risk Housing
332
Item 2.
Coachella
Housing Element Update
Study Session
Actualización del Elemento
de Vivienda
Sesión de Estudio
November 8, 2021
8 de Noviembre del 2021
333
Item 2.
Coachella, Housing Element Update | 2
Agenda
1 Housing Element Overview
2 Process and Public Outreach
3 Housing Needs and Conditions
in Coachella
4 Public Review Draft Housing
Element
5 Public Workshop
6 Next Steps
7 Questions or Comments
1 Resumen del Elemento de Vivienda
2 Proceso y Alcance Público
3 Necesidades y Condiciones de Vivienda
en Coachella
4 Revisión Pública del Borrador del
Elemento de Vivienda
5 Taller Público
6 Próximos Pasos
7 Preguntas y Comentarios
334
Item 2.
Coachella, Housing Element Update | 3
Housing Element
Overview
Resumen del
Elemento de
Vivienda
1 335
Item 2.
Coachella, Housing Element Update | 4
The Housing Element is a required section of
the City’s General Plan. It must:
El Elemento de Vivienda es una sección
obligatoria del Plan General de la Ciudad. Debe:
• Be updated every 8 years and certified by the
California Department of Housing and
Community Development (HCD)
• Ser actualizado cada 8 años y certificado por
el Departamento de Vivienda y Desarrollo
Comunitario de California (HCD).
What is the Housing Element?
¿Qué es el Elemento de Vivienda?
336
Item 2.
Coachella, Housing Element Update | 5
• Assess the residents’ housing needs and conditions of housing stock • Evaluar las necesidades de vivienda de los residentes y las condiciones del parque de viviendas
• Show how the City will meet demand for and its “fair share” of housing at all income levels
• Demostrar como la Ciudad satisfará la demanda y su “parte justa” de vivienda en todos los niveles de ingresos
• Set citywide housing-related goals, objectives, policies, and programs • Establecer metas, objetivos, pólizas, y programas relacionados con la vivienda en toda la ciudad
What is the Housing Element?
¿Qué es el Elemento de Vivienda?
337
Item 2.
Coachella, Housing Element Update | 6
Housing Element Components
Componentes del Elemento de Vivienda
Policy and Programs Review: A performance evaluation of policies and programs from the current (5th Cycle) housing element
Repaso de Pólizas y Programas: Una evaluación del desempeño de las pólizas y programas del elemento de vivienda actual (5to Ciclo).
Housing Needs Assessment: A review of the existing and projected housing needs, with particular consideration for special needs populations (e.g. homeless, farmworkers) Evaluación de las Necesidades de Vivienda: Un repaso de las necesidades de vivienda existentes y proyectadas, con consideración especial de poblaciónes con necesidades especiales. (ejemplo: indigentes, trabajadores agrícolas) 338
Item 2.
Coachella, Housing Element Update | 7
Housing Element Components
Componentes del Elemento de Vivienda
Adequate Sites Inventory: List of land suitable to accommodate the City’s share of regional housing need (with or without zoning changes needed) Inventario de Sitios Adecuados: Lista de terreno adecuado para acomodar la necesidad de vivienda de parte de la ciudad (con o sin cambios de zonificación necesarios)
Housing Resources Assessment: Funding and administrative resources identified to support the development, preservation, and rehabilitation of housing Evaluación de Recursos de Vivienda: Recursos financieros y administrativos identificados para apoyar el desarrollo, la preservación, y rehabilitación de viviendas. 339
Item 2.
Coachella, Housing Element Update | 8
Housing Element Components
Componentes del Elemento de Vivienda
Housing Constraints Assessment: An assessment of governmental and nongovernmental (market, environmental, etc.) constraints to housing development Evaluación de las Limitaciones de Vivienda: Una evaluación de limitaciones gubernamentales y no gubernamentales (mercado, ambientales, etc.) para el desarrollo de viviendas.
Implementation Plan: Goals, policies, and programs for addressing the City’s housing existing and projected needs and any constraints
Plan de Implementación: Metas, pólizas, y programas para abordar las necesidades existentes y proyectadas de vivienda de la Ciudad y cualquier restricción. 340
Item 2.
Coachella, Housing Element Update | 9
Housing Legislation
Legislación de Vivienda
The State continues to pass new housing legislation
El estado continua aprobando nueva legislación de
vivienda:
• More stringent requirements for identifying and
maintaining a supply of adequate housing sites
• Requisitos más estrictos para identificar y
mantener los suministros de sitios de vivienda
adecuados. 341
Item 2.
Coachella, Housing Element Update | 10
Housing Legislation
Legislación de Vivienda
• Expanded requirements for addressing fair housing and segregation issues • Requisitos ampliados para abordar los problemas de segregación y vivienda justa.
• Additional penalties for housing element non-compliance • Sanciones adicionales por incumplimiento del elemento de vivienda. • Revised timelines for review and certification
• Cronograma revisado para repasos y certificación.
342
Item 2.
Coachella, Housing Element Update | 11
Process and Public
Outreach
Proceso y Alcance
Público
2 343
Item 2.
Coachella, Housing Element Update | 12
Update Process
Actualizar el Proceso
WE ARE HERE
ESTAMOS AQUI
344
Item 2.
Coachella, Housing Element Update | 13
Public Outreach
Alcance Público
• Pagina Web de la actualización del Elemento de
Vivienda
• Housing Element Update webpage
• Reuniones de Grupos Focales – 21 y 23 de abril, 2021
• Defensores de la comunidad y vivienda,
desarrolladores de viviendas, empresas e
instituciones locales
• Focus Group Meetings – April 21 and 23, 2021
• community and housing advocates, housing
developers, local institutions and businesses 345
Item 2.
Coachella, Housing Element Update | 14
Public Outreach
Alcance Público
• Steering Committee Meetings – July 26, August 16,
and September 27, 2021
• 8 members
• developers, real estate agents, housing
authority/advocate partners, local community groups
• Reuniones del Comité Directivo– 26 de julio,16 de
agosto, y 27 de septiembre, 2021
• 8 integrantes
• Desarrolladores, agentes de bienes raíces,
autoridades de vivienda / socios defensores, grupos
comunitarios locales.
346
Item 2.
Coachella, Housing Element Update | 15
Public Outreach
Alcance Público
• Online Survey – October 2021
• >20 responses first few days
• Coachellahousingelement.com
• Encuesta en línea – Octubre 2021
• > 20 respuestas los primeros días
• Coachellahousingelement.com
347
Item 2.
Coachella, Housing Element Update | 16
Housing Needs and
Conditions in
Coachella
Necesidades y
Condiciones de
Vivienda en Coachella
3 348
Item 2.
Coachella, Housing Element Update | 17
Housing Tenure
Tenencia de Vivienda
• Over two-thirds (68.7%) of
households in Coachella own
their home
• Más de dos tercios (68.7%) de
los hogares en Coachella son
propietarios de su vivienda
68.7%
52.5%
31.3%
47.5%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
Coachella SCAG
Percent of Total Households
Owner (%) Renter (%)
• In the SCAG region, only
about half (52.5%) of
households own their home
• En la region de SCAG, solo
alrededor de la mitad (52.5%)
de hogares son propietarios
de su vivienda. 349
Item 2.
Coachella, Housing Element Update | 18
Affordable Rental and Ownership Costs
• Affordable is
maximum 30% of
income on housing
costs
• Asequible es un
máximo del 30% de
los ingresos de los
costos de vivienda.
Number of Persons in Households
Income Level 1 2 3 4
Extremely Low Income $15,850 $18,100 $21,720 $26,200
Max. Rent $396 $453 $543 $655
Max. Purchase Price 5% down2 $69,750 $80,350 $97,250 $118,250 Very Low Income $26,400 $30,150 $33,900 $37,650
Max. Rent $660 $754 $848 $941
Max. Purchase Price 5% down2 $119,000 $136,750 $154,250 $171,750 Low Income $42,200 $48,200 $54,250 $60,250
Max. Rent $1,055 $1,205 $1,356 $1,506
Max. Purchase Price 5% down2 $195,500 $225,000 $254,500 $284,000 Median Income $52,700 $60,250 $67,550 $75,300
Max. Rent $1,318 $1,506 $1,689 $1,883
Max. Purchase Price 5% down2 $247,000 $284,000 $320,000 $358,000 Moderate Income $63,250 $72,300 $81,300 $90,350
Max. Rent $1,581 $1,808 $2,033 $2,259
Max. Purchase Price 5% down $298,750 $343,250 $387,500 $431,800 130% of income devoted to maximum monthly rent or mortgage payment, including utilities, taxes, and insurance 2Assumes 95% loan (i.e., 5% down payment) @ 2.875% annual interest rate and 30-year term Source: Zillow Mortgage Calculator
Ability to Pay for Housing by Income Level1
350
Item 2.
Coachella, Housing Element Update | 19
Costos de Propiedad y Alquiler Asequibles
• Basado en los
ingresos del hogar
• Based on household
income
• Los costos de
alquiler y propiedad
varían
• Rental and
ownership costs
vary
Number of Persons in Households
Income Level 1 2 3 4
Extremely Low Income $15,850 $18,100 $21,720 $26,200
Max. Rent $396 $453 $543 $655
Max. Purchase Price 5% down2 $69,750 $80,350 $97,250 $118,250 Very Low Income $26,400 $30,150 $33,900 $37,650
Max. Rent $660 $754 $848 $941
Max. Purchase Price 5% down2 $119,000 $136,750 $154,250 $171,750 Low Income $42,200 $48,200 $54,250 $60,250
Max. Rent $1,055 $1,205 $1,356 $1,506
Max. Purchase Price 5% down2 $195,500 $225,000 $254,500 $284,000 Median Income $52,700 $60,250 $67,550 $75,300
Max. Rent $1,318 $1,506 $1,689 $1,883
Max. Purchase Price 5% down2 $247,000 $284,000 $320,000 $358,000 Moderate Income $63,250 $72,300 $81,300 $90,350
Max. Rent $1,581 $1,808 $2,033 $2,259
Max. Purchase Price 5% down $298,750 $343,250 $387,500 $431,800 130% of income devoted to maximum monthly rent or mortgage payment, including utilities, taxes, and insurance 2Assumes 95% loan (i.e., 5% down payment) @ 2.875% annual interest rate and 30-year term Source: Zillow Mortgage Calculator
Capacidad para Pagar la Vivienda Según el Nivel de Ingresos 351
Item 2.
Coachella, Housing Element Update | 20
• In 2018, Coachella’s
median home sales
price was $245,000
• En el 2018, el precio
medio de la venta
de casas en
Coachella fue de
$245,000
Median Home Sales Prices for Existing Homes
Precios Medios de Venta de Viviendas para Viviendas Existentes Median Home Sales Price & Median Rent
Precio Medio de Venta de Vivienda &
Alquiler Medio
352
Item 2.
Coachella, Housing Element Update | 21
• En el 2019, la renta media pagada en Coachella fue de $879 • In 2019, the median rent paid in Coachella was $879
• En el 2019, la renta media pagada en el Condado de Riverside fue de $1,375
• In 2019, the median rent paid in Riverside County was $1,375 Median Home Sales Price & Median Rent
Precio Medio de Venta de Vivienda &
Alquiler Medio
353
Item 2.
Coachella, Housing Element Update | 22
Cost Burden/Overpayment
Carga de Costos/Sobrepago
• Siete de cada 10 inquilinos gastan
>30% de sus ingresos en alquiler (lo
cual es sobrepago)
• Seven out of 10 renters spend
>30% of income on rent (which is
overpayment)
• Almost two thirds (61.8%) of home
owners spend >30% of income on
mortgage costs
• Casi dos tercios (61.8%) de los
propietarios de vivienda gastan
>30% de sus ingresos en gastos
hipotecarios
Percentage of Income Spent on Rent by Household
Income category <30% 30%-50% >50%
Not
Computed
Total
Number of
Renting
Households
1,218 1,495 1,735 146 4,594
Percentage of
Renting
Households
26.5% 32.5% 37.8% 3.2% 100%
Porcentaje de Ingresos Gastados en Alquiler por Hogar
Categoria de
Ingresos
<30% 30%-50% >50%
No
Calculado
Total
Número de
hogares de
alquiler
1,218 1,495 1,735 146 4,594
Porcentaje de
hogares de
alquiler
26.5% 32.5% 37.8% 3.2% 100% 354
Item 2.
Coachella, Housing Element Update | 23
Elderly Households by Income and Tenure
Income category Owner Renter Total
Percent of Total
Elderly Households:
Extremely Low
(< 30% HAMFI)
135 165 300 32.1%
Very Low
(30-50% HAMFI)
255 80 335 35.9%
Low
(50-80% HAMFI)
120 24 144 15.4%
Moderate/Above
Moderate
(80%+ HAMFI)
145 10 155 16.6%
Total 655 279 934 -
Note: HAMFI refers to Housing Urban Development Area Median Family Income
Source: SCAG 2020 Pre-Certified Local Housing Data (HUD CHAS, 2012- 2016)
Senior Households
Hogares de la
Tercera Edad
• Senior households are
defined as households with
one or more persons over the
age of 65 years old
• Los hogares de la Tercera
Edad se definen como
hogares con una o más
personas mayores de 65
años de edad
355
Item 2.
Coachella, Housing Element Update | 24
Elderly Households by Income and Tenure
Categoria de
Ingresos
Propiet
ario Inquilino Total
Porcentaje del total de
Hogares de la Tercera
Edad:
Extremadamente
Bajo
(< 30% HAMFI)
135 165 300 32.1%
Muy Bajo
(30-50% HAMFI)
255 80 335 35.9%
Bajo
(50-80% HAMFI)
120 24 144 15.4%
Moderado/Por
Encima de
Moderado
(80%+ HAMFI)
145 10 155 16.6%
Total 655 279 934 -
Note: HAMFI se refiere a Housing Urban Development Area Median Family Income
Source: SCAG 2020 Pre-Certified Local Housing Data (HUD CHAS, 2012- 2016)
Senior Households
Hogares de la
Tercera Edad
• De los 934 hogares de la Tercera
Edad en Coachella, 83.4 por ciento
ganan menos del 80 por ciento del
ingreso medio del área y se
consideran de bajos ingresos.
• Of Coachella’s 934 senior
households, 83.4 percent earn less
than 80 percent of the Area Median
Income and are considered lowincome
356
Item 2.
Coachella, Housing Element Update | 25
Regional Housing Needs Allocation
Asignación Regional de Necesidades
de Vivienda
Regional Housing Needs Allocation or
RHNA (pronounced re-nah):
Asignación Regional de Necesidades de
Vivienda o RHNA (pronunciado re-nah):
• Projected number of new housing units
needed
• Número proyectado de nuevas unidades
de vivienda necesarias
Region (SCAG) Coachella
6th Cycle RHNA 6th Cycle RHNA Share
Very Low
30-50% AMI 351,796 1,033
Low
50-80% AMI 206,807 999
Moderate
80-120% AMI 223,957 1,367
Above Moderate
>120% AMI 559,267 4,487
Total 1,341,827 7,886
Median income 4-person household: $77,300
357
Item 2.
Coachella, Housing Element Update | 26
Regional Housing Needs Allocation
Asignación Regional de Necesidades
de Vivienda
• Cada jurisdicción debe demostrar que
puede acomodar su número total de
RHNA, y sus asignaciones por nivel de
ingresos.
• Each jurisdiction must show it can
accommodate its total RHNA number,
and its allocations by income level
• Ordenado por la ley estatal
• Mandated by state law
Region (SCAG) Coachella
6to Ciclo RHNA 6to Ciclo RHNA Share
Muy bajo
30-50% AMI 351,796 1,033
Bajo
50-80% AMI 206,807 999
Moderado
80-120% AMI 223,957 1,367
Por encima de
moderado
>120% AMI
559,267 4,487
Total 1,341,827 7,886
Ingreso medio de un hogar de 4 personas: $77,300
358
Item 2.
Coachella, Housing Element Update | 27
Draft Housing Element
Borrador del Elemento
de Vivienda
4 359
Item 2.
Coachella, Housing Element Update | 28
Table of Contents
Tabla de Contentido
Section I Introduction
Introducción
Section II Projected Housing Need
Necesidades de Vivienda Proyectadas
Section III Housing Resources
Recursos de Vivienda
Section IV Housing Plan
Plan de Vivienda
Goal A: Facilitate the Development of
a Variety of Housing Types
Goal B: Conserve and Improve
Existing Affordable Housing
Stock
Goal C: Encourage Energy
Conservation to Reduce
Housing Costs
Goal D: Promote Fair Housing for All
Persons
Goal E: Remove Governmental
Constraints
Goal F: Promote Affordable Housing
for Low-Income Households
Goal G: Preserve Existing Affordable
Housing for Low-Income
Residents
360
Item 2.
Coachella, Housing Element Update | 29
Table of Contents
Tabla de Contentido
Section I Introduction
Introducción
Section II Projected Housing Need
Necesidades de Vivienda Proyectadas
Section III Housing Resources
Recursos de Vivienda
Section IV Housing Plan
Plan de Vivienda
Meta A: Facilitar el Desarrollo de una
variedad de tipos de vivienda
Meta B: Conservar y mejorar las
viviendas asequibles
existentes
Meta C: Animar la Conservación de
Energia para reducir los
costos de vivienda.
Meta D: Promover Vivienda Justa
para todas las personas.
Meta E: Eliminar restricciones
gubernamentales
Meta F: Promover viviendas
asequibles para hogares de
bajos ingresos.
Meta G: Preservar viviendas
asequibles existentes para
residents de bajos ingresos. 361
Item 2.
Coachella, Housing Element Update | 30
Table of Contents
Tabla de Contentido
Appendix A: Housing Needs Assessment
Appendix B: Sites Inventory and
Methodology
Appendix C: Housing Constraints
Appendix D: Existing Programs Review
Appendix E: Public Participation
Summaries
Apéndice A: Evaluación de las Necesidades
de Vivienda
Apéndice B: Inventario y Metodologia de
Sitios
Apéndice C: Restricciones de Vivienda
Apéndice D: Repaso de Programas
Existentes
Apéndice E: Resúmenes de Participación
Pública
362
Item 2.
Coachella, Housing Element Update | 31
Inventario de Sitios
Residential Development Potential and RHNA
Extremadamente
bajos, Muy bajos,
y bajos
Moderado
Por Encima de
Moderado
Total
RHNA 2,032 1,367 4,487 7,867
Titulados/Proyectos Propuestos 165 683 848
RHNA Restantes 1,867 1,367 3,804 7,038
Resultados de Invetario del Sitio
Escenario 1 – Capacidad Existente (Código de
Zonificación) 2,212 3,211 5,423
Restante- Escenario de Zonificación 1,867 -8452 593
Escenario 2 – Capacidad Potencial (Plan General) 1,989 1,867 4,102 7,958 Restante- Escenario del Plan General -1222 -5002 -2982
1Solo Cosidera Unidades Netas Nuevas.
.
2 El Valor Negativo indica un excedente.
Source: City of Coachella, LWC 2021 363
Item 2.
Coachella, Housing Element Update | 32
Sites Inventory
Residential Development Potential and RHNA
Extremely-Low,
Very Low, and
Low
Moderate Above Moderate Total
RHNA 2,032 1,367 4,487 7,867
Entitled/Proposed Projects1 165 683 848
Remaining RHNA 1,867 1,367 3,804 7,038
Site Inventory Results
Scenario 1 – Existing Capacity (Zoning Code) 2,212 3,211 5,423 Remaining- Zoning Scenario 1,867 -8452 593
Scenario 2 – Potential Capacity (General Plan) 1,989 1,867 4,102 7,958 Remaining- General Plan Scenario -1222 -5002 -2982
1 Considers net new units only.
2 Negative value indicates a surplus.
Source: City of Coachella, LWC 2021
364
Item 2.
Coachella, Housing Element Update | 33
Sites Inventory:
Zoning Scenario
Sites identified on the
map are under no
obligation to construct
affordable housing.
Inventario de
Sitios: Escenario
de Zonificación
Los sitios identificados en
el mapa no tienen la
obligación de construir
viviendas asequibles
365
Item 2.
Coachella, Housing Element Update | 34
Sites Inventory:
General Plan
Scenario
Sites identified on the
map are under no
obligation to construct
affordable housing.
Inventario de
Sitios: Escenario
del Plan General
Los sitios identificados en
el mapa no tienen la
obligación de construir
viviendas asequibles
.
366
Item 2.
Coachella, Housing Element Update | 35
Key Programs/Programas Claves
Implementación del Plan General; Programa de
Rezonificación (Programa 1.1)
Para implementar completeamente la actualización
del Plan General de la Ciudad 2015, la Ciudad
completará una actualización integral del Código de
Zonificación. Priorizará la creación de zonas y la
rezonificación de sitios de bajos ingresos en el
Inventario de Sitios, Escenario #2.
General Plan Implementation; Rezone Program
(Program 1.1)
To fully implement the City’s 2015 General Plan
update, the City will complete a comprehensive Zoning
Code update. Prioritize creating zones and rezoning
lower-income sites in the Site Inventory, Scenario #2.
Coachella General Plan Land Use Map
367
Item 2.
Coachella, Housing Element Update | 36
Key Programs/Programas Claves
Large Family Housing (Program 1.6)
Identify incentives for development of housing for
families with children, with family members requiring
assistance, and multigenerational families.
Vivienda para Familias Grandes (Programa 1.6)
Identificar incentivas para el Desarrollo de Vivienda
para familias con niños, con integrantes de la familia
que requieren ayuda, y familias multigeneracionales
Mapa de Uso de Suelo del Plan General de Coachella
368
Item 2.
Coachella, Housing Element Update | 37
Key Programs/Programas Claves
Programas 1.8, 1.9, 1.12, 1.14
Enmendar el Código de Zonificación con respecto a
las viviendas prefabricadas, viviendas de transición y
de apoyo, y viviendas para trabajadores agrícolas, y
monitorear los sitios de vivienda con el propósito de
cumplir con la RHNA.
Programs 1.8, 1.9, 1.12, 1.14
Amend the Zoning Code regarding manufactured
housing, transitional and supportive housing, and farm
worker housing, and monitor housing sites for the
purposes of meeting the RHNA
Mapa de Uso de Suelo del Plan General de Coachella
369
Item 2.
Coachella, Housing Element Update | 38
Key Programs/Programas Claves
Objective Standards (Program 3.1)
Develop a menu of energy conservation
techniques and establish minimum requirements
for energy conservation when approving siting and
design of proposed residences to minimize energy
consumption and housing costs.
Estándares Objetivos (Programa 3.1)
Desarrollar un menu de técnicas de conservación
de energía y establecer requisitos mínimos para la
conservación de energía al aprobar la ubicación y
el diseño de las residencias propuestas para
minimizar el consumo de energía y los costos de
vivienda.
Image courtesy of CHOC Housing via CHOCHousing.org
Coachella Valley Apartments Affordable Housing
Vivienda Asequible Coachella Valley Apartments
370
Item 2.
Coachella, Housing Element Update | 39
Key Programs/Programas Claves
Image courtesy of CHOC Housing via CHOCHousing.org
Coachella Valley Apartments Affordable Housing
Restricciones del Código de Zonificación Vivienda Asequible Coachella Valley Apartments (Programa 5.1)
Al actualizar el Código de Zonificación, incorpoar
técnicas del uso del suelo como agrupación de
unidades, transferencias de densidad, reducción
de retrasos, tamaños de lotes reducidos y otros
para minimizar los costos de desrrollo de
viviendas y maximizar las oportunidades de
desarrollo.
Zoning Code Constraints (Program 5.1)
When updating the Zoning Code, incorporate land
use techniques such as clustering of units, density
transfers, reduced setbacks, reduced lot sizes,
and others to minimize housing development costs
and maximize development opportunities.
371
Item 2.
Coachella, Housing Element Update | 40
Key Programs/Programas Claves
Development Fee Deferral (Program 6.1)
When feasible, continue to defer development
fees for housing units affordable to extremely
low-, very low-, and low-income households.
Aplazamiento de la Tarifa del Desarrollo
(Programa 6.1)
Cuando sea posible, continuar diferiendo las
tarifas de desarrollo para unidades de vivienda
asequibles para hogares de ingresos
extremadamente bajos, muy bajos, y bajos.
Image courtesy of CHOC Housing via CHOCHousing.org
Image courtesy of City of Coachella via DesertSun.com
Pueblo Viejo Villas Affordable Housing Development
Desarrollo de Vivienda Asequible Pueblo Viejo Villas
372
Item 2.
Coachella, Housing Element Update | 41
Key Programs/Programas Claves
Image courtesy of CHOC Housing via CHOCHousing.org
Image courtesy of City of Coachella via DesertSun.com
Pueblo Viejo Villas Affordable Housing Development
Financiamiento de Unidad Asequible Desarrollo de Vivienda Asequible Pueblo Viejo Villas (Programa 6.2)
Continuar trabajando con desarrolladores sin y
con fines de lucro para solicitar financiamiento
para viviendas para grupos con necesidades
especiales, incluyendo aquellos con ingresos
extremadamente bajos, trabajadores agrícolas,
personas de la tercera edad, y personas con
discapacidades de desarrollo, u otras.
Affordable Unit Financing (Program 6.2)
Continue to work with nonprofit and for-profit
developers to apply for financing to fund housing
for special needs groups, including those with
extremely low incomes, farmworkers, the elderly,
and persons with disabilities, developmental or
otherwise.
373
Item 2.
Coachella, Housing Element Update | 42
Key Programs/Programas Claves
Image courtesy of CHOC Housing via CHOCHousing.org
Image courtesy of City of Coachella via DesertSun.com
Pueblo Viejo Villas Affordable Housing Development
Desarrollo de Vivienda Asequible Pueblo Viejo Villas
Streamlined Approvals (Program 6.7)
Develop a written policy to specify the SB 35
streamlining approval process and standards
for eligible projects, as set for by Section
5913.4 of the California Government Code.
Aprobaciones Simplificadas (Programa 6.7)
Desarrollar una póliza escrita para especificar
la SB 35 que simplifica el proceso de
aprobación y los estándares para proyectos
elegibles, como lo establece la Sección 5913.4
del Código Gubernmanetal de California.
374
Item 2.
Coachella, Housing Element Update | 43
Public Workshop
Summary
Resumen del
Taller Publico
5 375
Item 2.
Coachella, Housing Element Update | 44
Public Workshop
Taller Publico
• October 14, 2021
• 14 de Octubre del 2021
• Presentation and Discussion
• Presentación y discusión
376
Item 2.
Coachella, Housing Element Update | 45
Public Workshop Discussion
Discusión del Taller Publico
Image courtesy of CHOC Housing via CHOCHousing.org
• How does the public participate in the process?
• ¿Cómo participa el público en el proceso?
• What does “affordable housing” mean?
• ¿Qué significa "vivienda accesible"?
• How to prevent new development from displacing current residents? • ¿Cómo evitar que los nuevos desarrollos desplacen a los residentes actuales? • Recommendations for inclusionary housing requirement, rent control, land trusts, right to legal counsel, renter protections, and community implementation committees • Recomendaciones para requisitos de vivienda inclusiva, control de alquileres, fideicomiso de tierras, derecho a asesoramiento legal, protecciones para inquilinos y comités de implementación comunitaria
377
Item 2.
Coachella, Housing Element Update | 46
Public Workshop Discussion
Discusión del Taller Publico
Image courtesy of CHOC Housing via CHOCHousing.org
• Recommendation to rehabilitate housing and provide loans for small repairs • Recomendación para rehabilitar viviendas y otorgar préstamos para pequeñas reparaciones
• Is there land reserved for emergency shelters?
• ¿Hay terrenos reservados para refugios de emergencia? • Concern for low-income households and segregation by income • Preocupación por los hogares de bajos ingresos y segregación por ingresos • Does Housing Element consider design and architecture? • ¿Housing Element tiene en cuenta el diseño y la arquitectura? 378
Item 2.
Coachella, Housing Element Update | 47
Next Steps
Próximos Pasos
6 379
Item 2.
Coachella, Housing Element Update | 48
Next Steps/Próximos Pasos
Perform Affirmatively Furthering Fair Housing (AFFH) Analysis Per Recent State Law
• Guidelines released late April 2021
• Work anticipated Winter 2021
Realizar Análisis de Promoción Afirmativa de Vivienda Justa (AFFH) Según la Ley Estatal Reciente
• Directrices publicadas a finales de abril 2021
• Trabajo anticipado para el invierno del 2021
380
Item 2.
Coachella, Housing Element Update | 49
Next Steps/Próximos Pasos
Public Review
• Draft is available for review and comment from September 29 through November 30, 2021 Revisión Pública
• El borrador esta disponible para revisión y comentarios desde el 29 de septiembre hasta el 30 de noviembre, 2021
HCD Review
• City will make any necessary modifications to meet requirements to be certified by the State
Revisión de HCD
• La Ciudad hará las modificaciones necesarias para cumplir con los requisitos para ser certificado por el estado.
381
Item 2.
Coachella, Housing Element Update | 50
Next Steps/Próximos Pasos
Revised Drafts
• City will revise and update the Housing Element, as appropriate, and publish additional drafts for review
• La Ciudad revisará y actualizará el Elemento de Vivienda, según sea apropiado, y publicará borradores adicionales para su revisión.
Public Hearings
• Public hearings and adoption expected 2022
Audiencias Públicas
• Audiencias Públicas y Adopción previstas para el 2022 382
Item 2.
Coachella, Housing Element Update | 51
Stay Informed and Involved!
¡Mantenganse Informado e Involucrado!
Coachella Housing Element Webpage:
Página Web del Elemento de Vivienda de Coachella:
https://www.coachellahousingelement.com/
Coachella Project Contact:
Contacto para el Proyecto de Coachella:
Gabriel Perez
Development Services Director/Director de Servicios de Desarrollo (760) 398-3502
[email protected]
383
Item 2.
Coachella, Housing Element Update | 52
Questions
Comments?
¿Preguntas o
Comentarios?
7 384
Item 2.
Coachella, Housing Element Update | 53
Thank you!
¡Gracias!
385
Item 2.
STAFF REPORT
7/19/2023
TO: Planning Commission Chair and Commissioners
FROM: Adrian Moreno, Associate Planner
SUBJECT: El Dorado Liquor – Alcohol Sales
SPECIFICS: Conditional Use Permit No. 367 to allow liquor sales (ABC Type 20, Off-Sale Beer & Wine) within a 1,378 SF convenience store located within the Coachella Shopping Center at 49647 Cesar Chavez Street. Applicant Jose Luis Cedano Zamudio
STAFF RECOMMENDATION:
Staff recommends that the Planning Commission adopt Resolution No. PC2023-19 approving Conditional Use Permit (CUP) No. 367 to allow a liquor sales license (Type 20, Off-Sale Beer & Wine) at the El Dorado Liquor convenience store at 49647 Cesar Chavez St., pursuant to the findings and conditions in the attached resolution.
BACKGROUND:
El Dorado Liquor is a proposed convenience store within an existing commercial building located at the Coachella Shopping Center at 49647 Cesar Chavez Street (APN 603-281-054). The site was previously occupied by D’Pelos Hair Salon, which ended operation in 2021.
DISCUSSION/ANALYSIS:
The applicant, Jose Luis Cedano Zamudio, submitted a request for a CUP to allow the Type 20 license (Off-Sale Beer & Wine) at their new proposed convenience store El Dorado Liquor. The zoning designation of the property where the convenience store is proposed is within C-G (General Commercial) and allows liquor sales with approval of a CUP. In December of 2016, the City adopted an ordinance requiring a conditional use permit for any off-sale and on-sale alcohol sales establishment, with additional land use regulations contained in Section 17.74.015 of the Zoning Code. The Conditional Use Permit findings are required to be made by the Planning Commission.
The subject site is located within Census Tract 9404 with a population of 6,242 persons, where ABC concentration standards allow a maximum of 3 off-sale licenses, where 12 active off-sale licenses exist. The applicant is not applying for an on-sale license, however there are 21 active onsale licenses where ABC concentration standards allow a maximum of 5 on-sale licenses. 386
Item 3.
Table 1 – Off-Sale Alcohol Licenses
On-Sale Alcohol License within Census Tract 457.04
Business Name Address License Type
1 FOOD 4 LESS 517
49-241
GRAPEFRUIT BLVD 21 (Off-Sale General)
2 COACHELLA TRAVELCENTER 46155 DILLON RD 20 (Off-Sale Beer & Wine) 3 VICTORY LIQUOR & SPORTS
GOODS
49968 CESAR CHAVEZ
ST 21 (Off-Sale General)
4 CVS PHARMACY 5497 84010 AVENUE 50 21 (Off-Sale General) 5 GARIBALDI MEAT MARKET
49975 HARRISON ST,
STE A & B 20 (Off-Sale Beer & Wine)
6 COACHELLA FLORIST 49889 HARRISON ST 20 (Off-Sale Beer & Wine) 7 FAMILY DOLLAR #8889 49681 HARRISON ST 20 (Off-Sale Beer & Wine) 8 COACHELLA OIL
CORPORATION 46651 DILLON RD 20 (Off-Sale Beer & Wine)
9 SMART & FINAL STORE #718 49978 HARRISON ST 21 (Off-Sale General) 10 BAJA MEAT MARKET
47570 VAN BUREN
ST,INDIO, CA 21 (Off-Sale General)
11 ARCO AMPM
48055 GRAPEFRUIT
BLVD 20 (Off-Sale Beer & Wine)
12 TOWER MARKET 948
84417 INDIO
BLVD,INDIO, CA 21 (Off-Sale General)
Additionally, off-sale establishments may not fall within 700 feet of a church, school, park, playground, residence or another exiting off-sale use as measured from property line to property line. The subject site is within 700 feet of the following off-sale liquor uses; Victory Liquor & Sports Goods (674 foot distance), and Coachella Florist (670 foot distance). The subject site is within 700 feet of residential, including the Coachella Mobile Home Park (220 foot distance) to the northwest of the property, and the single-family residences (300 foot distance) to the west of the Coachella Shopping Center. The distance between the Coachella Mobile Home Park and the nearest single-family residence is approximately a 1,026 foot walking distance, about a 4 minute walk.
Staff contacted Lieutenant Vasquez with the Riverside County Sheriff regarding any concerns for the proposed business that the Planning Commission may want to consider when making findings or including conditions of approval for the CUP. Lieutenant Vasquez did not identify any concerns with the business and does not recommend any conditions of approval. No comments have been received from the public with any concerns about approval of the proposed conditional use permit for Type 20 (Off-Sale Beer & Wine) alcohol sales.
The floor plan for the El Dorado Liquor Store includes a sales area of 973 SF. Alcohol is proposed to be within 46.75 SF of the sales floor area, within coolers and a gondala merchandiser by the entrance of the establishment. This project does not exceed the 5% maximum sales floor area (48.6 SF) allowed to be dedicated to alcohol. Storage racks in the storage area will be used to store alcohol.
387
Item 3.
Hours of Operation:
The hours of operation for El Dorado Liquor are Monday through Sunday from 9 a.m. to 9 p.m.
Environmental Setting:
The subject business at 49647 Cesar Chavez Street is within the Coachella Shopping Center along the Cesar Chavez Street commercial corridor surrounded by commercial and residential multifamily uses, with adjoining zoning and land uses as follows:
North: Taco Mark and the Plaza Del Sol Shopping Center / (C-G, General Commercial) Northwest: Coachella Mobile Home Park / (R-M, Residential Muli-Family) South: Coachella Shopping Center / (C-G, General Commercial) East: Indoor Swapmeet / (C-G, General Commercial)
West: La Real Michoacana Ice Cream Shop / (C-G, General Commercial) Parking:
In commercial districts, one parking space is required for each 250 square feet of gross floor area.
The subject site has a gross floor area of 1,378 SF, which would require the subject site to provide 6 parking spaces. The existing shopping center parking lot provides adequate parking for this use.
ENVIRONMENTAL REVIEW:
Staff has determined that the proposed project is categorically exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act as “Existing Facilities” (CEQA Guidelines, Section 15301). The proposed project consists of the operation, licensing and minor alteration of an existing private commercial structure involving negligible or no expansion of existing or former commercial use on the property. The subject site has been used for commercial retail establishments and no expansions of floor area are proposed.
ALTERNATIVES:
1) Adopt Resolution No. PC2023-19 recommending that the City Council approve CUP No. 367 with the findings and conditions as recommended by Staff. 2) Adopt Resolution No. PC2023-19 with modifications.
3) Not approve Resolution No. PC 2023-19 and request that staff prepare a Planning Commission Resolution for denial of CUP No. 367.
3) Continue this item and provide staff and the applicant with direction. 388
Item 3.
CONCLUSIONS AND RECOMMENDATIONS
Based on the analysis contained herein and the findings listed below, staff is recommending that the Planning Commission approve CUP No. 367 with the findings and conditions listed in Resolution No. PC2023-19. Staff recommends that the Planning Commission makes the finding that the public convenience or necessity is justified to issue the Type 20 license (Off-Sale Beer & Wine). Furthermore, the Sherriff’s Department has not raised concerns about granting the CUP for Type 20 alcohol sales.
Attachments:
1. Resolution No. PC2023-19
2. Vicinity Map
3. El Dorado Liquor Site Plan
4. Site Photos
389
Item 3.
RESOLUTION NO. PC 2023-19
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
COACHELLA, CALIFORNIA APPROVING CONDITIONAL USE PERMIT
NO. 367 TO ALLOW OFF-SALE BEER AND WINE FOR THE 1,378 SQUARE
FOOT CONVINIENCE STORE EL DORADO LIQUOR (ABC LICENSE TYPE 20 – OFF SALE BEER & WINE), IN AN EXISTING COMMERCIAL BUILDING LOCATED AT 49647 CESAR CHAVEZ ST (APN 603-281-054); JOSE LUIS CEDANO ZAMUDIO, APPLICANT.
WHEREAS, Jose Luis Cedano Zamudio filed an application for Conditional Use Permit No. 3678 (CUP 367) to allow a 1,378 square foot convenience store to allow liquor sales of beer and wine (ABC License Type 20– Off-Sale Beer & Wine) in an existing commercial building located at 49647 Cesar Chavez St; Assessor’s Parcel No. 603-281-054 (“Project”); and,
WHEREAS, the Planning Commission conducted a duly noticed public hearing on CUP No. 367 on July 19, 2023 at 1515 6th Street, Coachella, California regarding the proposed Project; and,
WHEREAS, at the Planning Commission hearing, the Applicant and members of the public were present and were afforded an opportunity to testify regarding the Project; and,
WHEREAS, the Project is permitted pursuant to Chapter 17.74 of the Coachella Municipal Code.
WHEREAS, the proposed use is necessary or desirable for the development of the community, is consistent with the objectives of the City’s General Plan, and is not detrimental to the existing uses or the uses specifically permitted in the zone in which the proposed use is to be located; and,
WHEREAS, the proposed site is adequate in size and shape to accommodate the proposed convenience store with off-sale beer and wine; and, WHEREAS, the site for proposed use relates properly to streets which are designed to carry the type and quantity of traffic to be generated by the proposed use; and, WHEREAS, the proposed project is exempt from the California Environmental Quality Act, as amended; and,
WHEREAS, the conditions as stipulated by the City are necessary to protect the public health, safety and welfare of the community.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Coachella, California does hereby approve Conditional Use Permit No. 367, subject to the findings and conditions of approval listed below.
Attachment 1
390
Item 3.
Section 1. Incorporation of Recitals
The Planning Commission hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Planning Commission as fully set forth in this resolution.
Section 2. CEQA Findings
Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the Planning Commission, and the facts outlined below, the Planning Commission hereby finds and determines that the proposed project is categorically exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act as an “Existing Facilities” project (CEQA Guidelines, Section 15301a) as the proposed off-sale of beer and wine will occur in an existing private commercial structure involving negligible or no expansion of existing or former commercial use on the property.
Section 3. Conditional Use Permit Findings
With respect to Conditional Use Permit No. 367, the Planning Commission finds as follows for the proposed convenience store with sale of beer and wine (ABC License Type 20 – Off Sale Beer and Wine):
1. The proposed use will not be in conflict with, but will be in harmony with and in accordance with the objectives of the general plan because the proposed convenience store use with alcohol sales is within the Neighborhood Center land use designation according to the General Plan 2035, which allows the intended physical character to provide convenient access and parking for motorists with the need to provide a comfortable, walkable environment for shoppers and diners. The off sale offerings of beer and wine at El Dorado Liquor will provide a unique service to the Neighborhood Center and citywide that accomplish the goals of the General Plan.
2. The proposed use will be located, designed, constructed, operated and maintained so as to be compatible with the existing character of the general vicinity and shall not change the essential character of the same area because the proposed use is within a zoning designation of ‘C-G' (General Commercial) which permits liquor sales subject to obtaining a conditional use permit to sell alcoholic beverages. The proposed use is located on Cesar Chavez Street and is compatible with the adjoining commercial uses and the conditional use permit can be revoked if any of the conditions of approval are violated.
3. Consideration has been given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of development, because the existing commercial tenant space is within an existing commercial building with all infrastructure available on-site for the proposed convenience store and the existing commercial parking lot. 391
Item 3.
4. Where the proposed use may be potentially hazardous or disturbing to existing or reasonably expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole. As conditioned, the proposed use will provide for the sale of alcoholic beverages. The Riverside County Sheriff indicated that there are no concerns about the operations of this establishment, including service of off-sale beer and wine. The Sherriff’s Department does not recommend conditions related to public safety concerns. As such, there are no anticipated hazardous or disturbing effects to the existing and neighboring uses.
5. The proposed use provides vehicular approaches to the property designed for reasonable minimal interference with traffic on surrounding public streets or roads as the commercial center that the subject business is located in is already existing and traffic and vehicular approaches were already considered and approved by the City Engineer and the Planning Commission. The City of Coachella has determined that the proposed project is categorically exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act as an “Existing Facilities” project (CEQA Guidelines, Section 15301a) as the proposed off-sale of beer and wine will occur in an existing private commercial structure involving negligible or no expansion of existing or former commercial use on the property.
6. Although the El Dorado Liquor convenience store does fall within seven hundred (700) feet, measured from property line to property line, of two off-sale liquor uses(Victory Liquor & Sports Goods, and Coachella Florist), and residential uses, the benefit of the convenience store outweighs the distance restrictions and the public convenience or necessity is justified to issue the off-sale beer and wine license as the convenience store will offer a wide selection of food in a commercial center on a major corridor envisioned to have such uses. Victory Liquor & Sports Goods is approximately 674 feet to the southeast and separated be Cesar Chavez St. Coachella Florist is approximately 670 feet to the south and is within the Coachella Shopping Center. The nearest residence is approximately 220 feet to the northwest, and separated by Park Lane. A condition of approval for CUP 367 requires that not greater than 5% of the sales floor area, or 1,000 square feet, whichever is less, shall be used for the display or sale of alcoholic beverages.
7. The convenience store establishment at the location will not adversely affect the economic welfare of the nearby community, but rather would expand the availability of jobs and would serve as an anchor for the commercial corridor, which would also provide jobs and increase the City's sales tax revenues.
8. The exterior appearance of the structure of the proposed establishment will not be inconsistent with the exterior appearance of commercial structures already constructed or under construction within the immediate neighborhood so as to cause blight or deterioration, or substantially diminish or impair the property values within the neighborhood. The business is located within an existing private commercial structure. 392
Item 3.
Section 4. Planning Commission Approval
Based on the foregoing recitals and findings above, and the written and oral comments, facts and evidence presented, the City of Coachella Planning Commission approves Conditional Use Permit No. 367 project subject to and amended by conditions of approval in “Exhibit A.” PASSED APPROVED and ADOPTED this 19
th of July 2023 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Ruben Gonzalez
Planning Commission Chairperson
ATTEST:
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
Carlos Campos
City Attorney
393
Item 3.
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF COACHELLA )
I HEREBY CERTIFY that the foregoing Resolution No. PC2023-19 was duly adopted by the Planning Commission of the City of Coachella at a regular meeting thereof, held on this 19
th of July 2023 by the following vote of the Planning Commission:
AYES:
NOES:
ABSENT:
ABSTAIN:
Gabriel Perez
Planning Commission Secretary
394
Item 3.
Resolution No. PC 2023-19 EXHIBIT A
Exhibit A - Resolution No. PC2023-19
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 367
General Conditions
1. The conditional use permit shall expire and shall become void one year following the date on which the conditional use became effective unless alcohol sales is commenced within 12 months of the effective date of this Conditional Use Permit or an extension of time is reviewed by the Planning Commission. A request for time extension shall be filed in a timely manner with applicable fees.
2. Conditional Use Permit No. 367 is an approval for the off sale of beer and wine in conjunction with the El Dorado Liquor convenience store. This approval is based on the floor plan submitted for the proposed project. Violation of any of the conditions of approval shall be cause for revocation of the Conditional Use Permit.
3. The applicant shall defend, indemnify and hold harmless the City of Coachella, its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City, its officials, officers, employees or agents to attack, set aside, void or annul any project approval or condition of approval of the city concerning this project, including but not limited to any approval or condition of approval or mitigation measure imposed by the City Council or Planning Commission. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees and agents in the defense of the City Attorney, within five days of the effective date of this approval.
4. The use shall meet the standards within the limits established by the Coachella Municipal Code as related to emissions of noise, odor, dust, vibration, wastes, fumes, or any public nuisances arising or occurring incidental to the establishment or operation.
5. Hours of operation of the restaurant may be from 9:00 a.m. to 9:00 p.m. Monday through Sunday.
6. The applicant shall comply with all requirements imposed by the State Department of Alcoholic Beverage Control and a review of this conditional use permit will be required if the business results in an increase in floor area.
7. Not greater than 5% of the sales floor area, or 1,000 square feet, whichever is less, shall be used for the display or sale of alcoholic beverages.
395
Item 3.
Resolution No. PC 2023-19 EXHIBIT A
8. The exterior appearance of the structure of the proposed establishment shall not be inconsistent with the exterior appearance of commercial structures already constructed or under construction within the shopping center so as to cause blight or deterioration.
9. The applicant will be required to make some accessibility improvements as part of his Tenant Improvement project. To comply with the State Building Codes the applicant will need include 20% of the total budget for the Tenant Improvements for accessibility improvements.
10. Alcohol and tobacco advertisement shall be prohibited on exterior signage and below four feet in height.
11. Alcohol products shall be prohibited near candy.
396
Item 3.
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Vicinity Map
¯
Site
C
e
s
a
r
C
h
a
v
e
z
S
t
r
e
e
t
Park Lane
Grapefruit Boulevard
Avenue 50
397
Item 3.
SITE PLAN 50TH AVENUE
HARRISON STREET
"ELDORADO LIQUOR" NO PARKING JC. ANAYA [email protected] 49-647 HARRISON STREER
COACHELLA CA 92236
398
Item 3.
KEYNOTES ONE COMPARTMENT FLOOR MOP SINK 213 EXISTING 3680 DOOR 4 EXISTING WATER HEATER 56 EXISTING 200AMP MAIN PANEL 3 BATHROOM (E) UTILITY CLOSET (E) W/H 1 4 2 STORAGE AREA (E)MERCANTILE AREA(E) (GROUP M) TOTAL AREA: 972 SQ FT. MERCANTILE AREA (GROUP M) TOTAL AREA: 396 SQ FT. EXISTING 200AMP MAIN PANEL EXISTING DRY STORAGE 5 STORAGE AREA (E) 5 EXISITING LAYOUT. 18'-6" 74'-6" 7 DEMO EXISTING 12" WOOD STAGE 7 JC. ANAYA [email protected] 49-647 HARRISON STREER
COACHELLA CA 92236
399
Item 3.
BATHROOM (E) UTILITY CLOSET (E) W/H 1 4 2 STORAGE (GROUP S) TOTAL AREA: 315 SQ FT. PROPOSED FLOOR PLAN. 18'-6" 74'-6" SALES AREA
FRITO 1 FRITO 2 FRITO 3 WATER
DISPOSABLE/PLATES CANNED-FOOD BREAD
GROCERY GROCERY GROCERY
PASTRY HISPANIC
CANDY
COOKIE AND SALTY
ICE CREAM CASHIER AREA
ICE COOLER 2SODAS JUICE-COOLER BEER-COOLER WINE COOLER LIQUOR 4'-7" 4'-7"
STORAGE RACKS
(SHALL NOT EXCEED 5'-9")
STORAGE RACKS
(SHALL NOT EXCEED 5'-9")
(GROUP M) TOTAL AREA: 973 SQ FT. 5'-0"
5'-0" 3'-0" 4'-0"
4'-0" 3'-0" OFFICE (GROUP B) TOTAL AREA: 73 SQ FT. 3 6666 66 7 7 8 8 9 MTL. STUDS @ 16" O.C w/ #8 SHEET MTL SCREW MTL. BOTTOM TRACK #8 SHT. MTL. SCREW AT EA. STUD. (E) CONC. SLAB .140 DIA. RAMSET REDHEAD SHOTPINS @ 24" O.C. W/ 1 1/8" PENETRATION IN CONC. ICC #ESR1799 MTL. TOP TRACK SUSP. CEIL. LINE GYP. BD. MTL. STUDS 3 5/8" X 25 Ga. ( ICBO 2274 ) SCREWS 2-#8 SHT. MTL. METAL STUD BRACE PROVIDE STRONG BACK WHERE LENGTH EXCEEDS 10'-0" #8 SHT. MTL. SCREW AT EA. STUD. NON FULL HEIGHT WALL 8 1. ALL RECEPTACLES ON COMMON WALLS SHALL BE SEPARATE BOXES AND OFFSET 24" MINIMUM. 2. ALL PENETRATIONS THROUGH FIRE RATED WALLS SHALL BE PROTECTED FROM THE SPREAD OF 3. FIRE WITH AN APPROVED FIRESTOP SYSTEM OR GREATER THAN THE FIRE RATING WALL. 4. HEIGHT OF ALL RECEPTACLES AT COUNTER SHELVES, ETC, SHALL BE VERIFIED WITH OWNER 5. PRIOR TO ROUGH-IN. PROVIDE G.F.C.I TYPE RECEPTACLE WITHIN 6 FEET OF ANY SINK. 6. 3ALL UNDERGROUND CONDUITS SHALL BE PVC SCHEDULE 40, MINIMUM 3/4" RUN CODE INSULATED 7. EQUIPMENT GROUND CONDUCTOR. 8. 4ALL ELECTRICAL BOXES SHALL BE METALLIC. 9. BOX OPENING SHALL OCCUR ONLY ON ONE SIDE OF FRAMING SPACE. 10. ALL CLEARANCES BETWEEN OUTLET BOX AND GYPSUM BOARD SHALL BE COMPLETELY FILLED WITH JOINT COMPOUND (OR OTHER APPROVED MATERIAL.) 11. ALL PANELS IN THIS PROJECT SHALL BE PROVIDE WITH A TYPE WRITTEN DIRECTORY. 12. EACH AND EVERY 125VAC., 15 AND 20 AMP, 1PH., RECEPTACLE IN KITCHEN,FOOD PREPARATION, 13. BAR AREAS AND RESTROOMS SHALL BE GFCI TYPE PROTECTION. 210(B). ANY RECEPTACLE IN STALLED WITHIN 6 FEET OF A SINK MUST BE G.F.C.I. TYPE 14. FOR ELECTRICAL RECEPTACLES OUTLETS ON BRANCH CIRCUITS OF 30 AMPS OR LESS AND COMMUNICATION 15. SYSTEM RECEPTACLES TO BE LOCATED: 16. NO MORE THAN 48 INCHES MEASURED FROM THE TOP OF THE RECEPTACLE OUTLET BOX OR RECEPTACLE 17. HOUSING, AND NO LESS THAN 15 INCHES MEASURED FROM THE BOTTOM OF THE RECEPTACLE OUTLET BOX 18. OR RECEPTACLE HOUSING, TO THE LEVEL OF THE FINISH FLOOR OR WORKING PLATFORM. 19. CIRCUIT NUMBERS ARE BASED ON CURRENT PANEL SCHEDULES. WHERE CIRCUIT IS TO BE REPLACE OR RELOCATED, 20. CONTRACTOR IS TO VERIFY CORRECT NUMBERING AND UPDATE THE PANEL SCHEDULE. 21. ELECTRICAL OUTLETS,SWITCHES, THERMOSTATS, FIRE ALARMS AND SIMILAR DEVICES SHALL BE LOCATED A MINIMUM OF 15" ABOVE THE FINISH FLOOR, MEASURED TO THE BOTTOM OF THE BOX,AND A MAXIMUM OF 48" ABOVE THE FINISHED FLOOR,MEASURED TO THE TOP BOX. 22. ELECTRICAL CONTRACTOR TO VERIFY NEMA CONFIGURATION WITH INSTALLED EQUIPMENT SUPPLIER PRIOR TO PLACING ORDER AND / OR ROUGH IN. 23. DISCONNECT AND RECONNECT EXISTING CIRCUIT TO RELOCATE AS REQUIRED. INTERCEPT AND EXTEND FEEDER AS REQUIRED. VERIFY EXACT LOCATION AND REQUIREMENTS IN FIELD. VERIFY EXACT CIRCUIT NUMBER IN FIELD. 24. 25. CONDUITS SHALL (a) CONTAIN NO CONTINUOUS SECTION LONGER THAN 98FT AND,(b) CONTAIN MORE THAN (2) 90 DEGREE BENDS OR (1) REVERSE BEND WITHOUT INSTALLING A PULL BOX. CONDUITS IN PLACE OF PULL BOXES IN UNACCEPTABLE. 26. CONDUITS SHALL CONTAIN PLASTIC OR NYLON PULL TAPE RATED AT 20LB. 27. CONDUIT BEND RADIUS SHALL BE (a) A MINIMUM OF 6 TIMES OF THE INTERNAL CONDUIT DIAMETER FOR CONDUITS 2" IN DIAMETER OR LESS, AND (b) 10 TIMES THE INTERNAL CONDUIT DIAMETER FOR CONDUITS MORE THAN 2" IN DIAMETER. 28. TERMINATE CONDUITS THAT PROTRUDE THROUGH STRUCTURAL FLOOR 3" ABOVE THE FLOOR SURFACE. 29. INSTALL BUSHINGS AND BELL ENDS AS REQUIRED ON ALL CONDUITS. 30. ALL SUB SLAB CONDUITS SHALL BE INSTALLED IN A MATTER THAT PREVENTS WATER INFILTRATION OF THE CONDUIT . IT IS THE CONTRACTORS RESPONSIBILITY TO ENSURE RAIN WATER OR CONSTRUCTION WATER IS PREVENTED FROM ENTERING AND/OR REMOVED FROM THE CONDUITS PRIOR TO PLACEMENT OF COMMUNICATION CABLES. GENERAL ELECTRICAL NOTES KEYNOTES ONE COMPARTMENT FLOOR MOP SINK 213 EXISTING 3680 DOOR 4 EXISTING WATER HEATER 56 MARKETMAX REFRIGERATOR MMR66HC EXISTING 200AMP MAIN PANEL EXISTING DRY STORAGE 7 DOUBLE SIDED PEGBOARD ADD ON GONDOLA MERCHANDISER. 8 SINGLE SIDED PEGBOARD ADD ON GONDOLA MERCHANDISER. 9 THE DISPLAY OR SALE OF ALCOHOLIC BEVERAGES SHALL NOT EXCEED 5% . A MAXIMUM OF 48.6 SF OF THE SALE FLOOR AREA MAY BE DEDICATED TO THE DISPLAY OF ALCOHOL BEVERAGES. JC. ANAYA [email protected] 49-647 HARRISON STREER
COACHELLA CA 92236
400
Item 3.
401
Item 3.
Rear View of Tenant Space
Nearby Landscaping
402
Item 3.
STAFF REPORT
7/19/2023
TO: Planning Commission Chair and Commissioners
FROM: Gabriel Perez, Development Services Director
SUBJECT: Sushi Mariscos Guamuchil – Alcohol Sales
SPECIFICS: Conditional Use Permit No. 366 to allow an expansion of alcohol sales as part of a 2,463 sq. ft. square foot restaurant and (ABC Type 47, On-Sale Beer, Wine, and Distilled Spirits) in an existing commercial building located at 49405 Grapefruit Blvd in the C-G (General Commercial) zone. Mayra Bojorquez (Applicant) STAFF RECOMMENDATION:
Staff recommends that the Planning Commission adopt Resolution No. PC 2023-20 approving Conditional Use Permit (CUP) No. 366 to allow a liquor sales license (Type 47, On-Sale Beer and Wine and Distilled Spirits) at the “Sushi Mariscos Guamuchil” eating establishment located at 49405 Grapefruit Blvd pursuant to the findings and conditions of approval contained in the attached resolution.
BACKGROUND:
The Sushi Mariscos Guamuchil restaurant is located in an existing pad building within the Food 4 Less shopping Center located at 49405 Grapefruit Blvd. The restaurant is a Mexican seafood restaurant that has operated at the facility for a year and currently holds a Type 41 On-Sale Beer and Wine – Eating Place obtained from the previous owner of the JCS Burgers, which previously operated at the building. Section 17.74.015 of the Coachella Municipal Code (Conditional use permits for liquor, on-sale and off-sale) requires a CUP for all establishments that currently sell liquor, but which propose to change the type of liquor to be sold by changing the type of retail liquor license within a license classification. The restaurant proposes to sell distilled spirits in addition to beer and wine and therefore requested approval of a CUP from the Planning Commission.
403
Item 4.
DISCUSSION/ANALYSIS:
The applicant, Mayra Bojorquez, submitted a request for a CUP to allow the on-sale of liquor (beer, wine and distilled spirits) at the Sushi Mariscos Guamuchil restaurant currently in operation.
The existing license was ab
The zoning designation of the commercial center where the store is proposed is within the C-G (General Commercial) and allows liquor sales with approval of a CUP. In December of 2016, the City adopted an ordinance requiring a conditional use permit for any off-sale and on-sale alcohol sales establishment, with additional land use regulations contained in Section 17.74.015 of the Zoning Code. Prior to approving a conditional permit for liquor sales use, the planning commission must make the findings the establishment does not fall within 700-foot distance of playgrounds, residential property, and other liquor stores do not apply. Additionally the establishment cannot fall within seven hundred (700) feet, measured from property line to property line, of an existing liquor, on-sale use. The restaurant is within 700 feet of the Coachella Mobile Home Park located directly south of the shopping center. Cesar Chavez Elementary School is more than eight hundred (800) feet away. The restaurant is also within 700 foot of existing onsale uses such as Food for Less (Type 21 Off-Sale Beer, Wine, and Distilled Spirits), Mi Lindo Sinaloa (Type 47 On-Sale Beer, Wine and Distilled Spirits Eating Place), Santa Fe Restaurant (Type 47 Type 47 On-Sale Beer, Wine and Distilled Spirits Eating Place), and Carnitas La Piedad (Type 41 On-Sale Beer and Wine Eating Place). Though Sushi Mariscos Guamuchil Restaurant is within 700 feet of existing residences and on-sale establishments, it is a pre-existing restaurant with existing Type 41 alcohol sales. A list of on-sale alcohol licenses in the Census Tract 9404 where the subject restaurant is located is shown in Table 1 below. 404
Item 4.
Table 1 – On-Sale Alcohol Licenses
On-Sale Alcohol License within Census Tract 9404
Business Name Address License Type
1 TAQUERIA ALLENDE
49-715
CESAR CHAVEZ ST
41 (On-Sale Beer & Wine – Eating
Place)
2 ASADERO LOS CORRALES
49-975 CESAR CHAVEZ
ST
41 (On-Sale Beer & Wine – Eating
Place)
3 EASTERN BUFFET
49211 GRAPEFRUIT
BLVD
41 (On-Sale Beer & Wine – Eating
Place)
4 CARNITAS LA PIEDAD
RESTAURANT
49625 GRAPEFRUT
BLVD
41 (On-Sale Beer & Wine – Eating
Place)
5 MARISCOS GUAMUCHIL INC
49405 GRAPEFRUIT
BLVD
41 (On-Sale Beer & Wine – Eating
Place)
6 TACOS LOS OLIVAREZ 84400 INDIO BLVD
41 (On-Sale Beer & Wine – Eating
Place)
7 PIZZA HUT 49954 HARRISON ST
41 (On-Sale Beer & Wine – Eating
Place)
8 SPOTLIGHT 29 CASINO 46200 HARRISON ST
47 (One-Sale Beer, Wine and
Distilled Spirits – Eating Place)
9 MI LINDO SINALOA
49291 GRAPEFRUIT
BLVD
47 (One-Sale Beer, Wine and
Distilled Spirits – Eating Place)
10 TACO SHOP 760
48975 GRAPEFRUIT
BLVD
47 (One-Sale Beer, Wine and
Distilled Spirits – Eating Place)
12 SANTA FE RESTAURANT
49305 GRAPEFRUIT
BLVD
47 (One-Sale Beer, Wine and
Distilled Spirits – Eating Place)
Sushi Mariscos Guamuchil Restaurant Location 49405 Grapefruit Blvd The floor plan for the restaurant includes a service counter area and indoor seating with up to 9 tables and 36 seats. Alcohol storage is proposed in 12 square foot area in the non-customer portion of the building and alcohol display is proposed in a 12 square foot area behind the service 405
Item 4.
counter. This project does not exceed the 5% maximum sales floor area allowed to be dedicated to alochol.
Staff contacted the Lieutenant Vasquez with the Riverside County Sheriff regarding any concerns for the proposed business that the Planning Commission may want to consider when making findings or including conditions of approval for the CUP. Lieutenant Vasquez did not identify any concerns with the business and does not recommend any conditions of approval.
Hours of Operation:
The advertised hours of operation of the restaurant online are Monday-Thursday 10 a.m. - 9 p.m. and Friday-Sunday 10 a.m.- 10 p.m.
Environmental Setting:
The subject site is in an existing commercial building at 49405 Grapefruit Blvd substantially surrounded by urban uses, with adjoining zoning and land uses as follows:
North: Center of Employment Training / (C-G, General Commercial) South: Coachella Mobile Home Park and Plaza Del Sol/ (C-G, General Commercial and R-M, Residential Multiple Family)
East: Grapefruit Blvd/ (M-S, Manufacturing Service)
West: Food 4 Less supermarket/ (C-G, General Commercial) Site Plan / Parking and Circulation:
The site is fully developed and with appropriate on-site parking. There is a drive-through lane for the restaurant but the drive through service window is not in operation. The conditional use permit originally approved for the drive through use is currently not active due to the lapse of the proposed drive through use for more than 180 days. If the applicant decided to operate the drive through a new condition use permit was be required.
ENVIRONMENTAL REVIEW:
Staff has determined that the proposed project is categorically exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act as “Existing Facilities” (CEQA Guidelines, Section 15301). The proposed project consists of the operation, licensing and minor alteration of an existing private commercial structure involving no expansion of existing or former commercial use on the property. The subject site has been used for commercial retail establishments and no expansions of floor area are proposed.
CONCLUSIONS AND RECOMMENDATIONS
406
Item 4.
Based on the analysis contained herein and the findings listed below, staff is recommending that the Planning Commission approve Conditional Use Permit No. 366 with the findings and conditions listed in Resolution No. PC2023-20, and in the attached resolution.
Attachments:
1. Resolution No. PC2023-20 CUP No. 366 Sushi Mariscos Guamuchil Exhibit A – Conditions of Approval
2. Vicinity Map
3. Existing Floor Plan (Sushi Mariscos Guamuchil Restaurant)
4. Site Photos
407
Item 4.
RESOLUTION NO. PC 2023-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
COACHELLA, CALIFORNIA APPROVING CONDITIONAL USE PERMIT NO. 366 TO ALLOW ON-SALE BEER, WINE, AND DISTILLED SPIRITS SERVICE FOR THE 2,463 SQUARE SUSHI MARISCOS GUAMUCHIL RESTAURNAT EATING PLACE (ABC LICENSE TYPE 47 – ON-SALE BEER, WINE, DISTILLED – GENERAL), IN AN EXISTING COMMERCIAL BUILDING LOCATED AT 49405 GRAPEFRUIT BLVD, MAYRA BOJORQUEZ,
APPLICANT.
WHEREAS, Mayra Bojorquez filed an application for Conditional Use Permit No. 366 (CUP No. 366) to allow a 2,463 square foot eating place with service of beer, wine and distilled spirits (ABC License Type 47 – On Sale Beer, Wine and Distilled Spirits – On-Sale) in an existing commercial building associated with an operating restaurant located at 49405 Grapefruit Blvd; and,
WHEREAS, the Planning Commission conducted a duly noticed public hearing on CUP No. 366 on July 19, 2023 at the City of Coachella City Hall Council Chambers, 1515 Sixth Street, Coachella, California regarding the proposed Project; and, WHEREAS, at the Planning Commission hearing, the Applicant and members of the public were present and were afforded an opportunity to testify regarding the Project; and,
WHEREAS, the Project is permitted pursuant to Chapter 17.74 of the Coachella Municipal Code.
WHEREAS, the proposed use is necessary or desirable for the development of the community, is consistent with the objectives of the City’s General Plan, and is not detrimental to the existing uses or the uses specifically permitted in the zone in which the proposed use is to be located; and,
WHEREAS, the proposed site is adequate in size and shape to accommodate the proposed restaurant with on-sale beer and wine; and,
WHEREAS, the site for proposed use relates properly to streets which are designed to carry the type and quantity of traffic to be generated by the proposed use; and, WHEREAS, the proposed project is exempt from the California Environmental Quality Act, as amended; and,
WHEREAS, the conditions as stipulated by the City are necessary to protect the public health, safety and welfare of the community.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Coachella, California does hereby approve Conditional Use Permit No. 366, subject Attachment 1
408
Item 4.
Resolution No. PC2023-20
to the findings and conditions of approval listed below.
Section 1. Incorporation of Recitals
The Planning Commission hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Planning Commission as fully set forth in this resolution.
Section 2. CEQA Findings
Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the Planning Commission, and the facts outlined below, the Planning Commission hereby finds and determines that the proposed project is categorically exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act as an “Existing Facilities” project (CEQA Guidelines, Section 15301a) as the proposed off-sale of beer and wine will occur in an existing private commercial structure involving negligible or no expansion of existing or former commercial use on the property.
Section 3. Conditional Use Permit Findings
With respect to Conditional Use Permit No. 366, the Planning Commission finds as follows for the proposed convenience store with sale of beer and wine (ABC License Type 47 – OnSale Beer, Wine and Distilled Spirits – Eating Place):
1. The proposed use will not be in conflict with, but will be in harmony with and in accordance with the objectives of the general plan because the proposed restaurant use with alcohol sales is within the Suburban Retail District land use designation according to the General Plan 2035, which allows for restaurant uses.
2. The proposed use will be located, designed, constructed, operated and maintained so as to be compatible with the existing character of the general vicinity and shall not change the essential character of the same area because the proposed use is within a zoning designation of ‘C-G' (General Commercial) which permits cocktail lounges subject to obtaining a conditional use permit to sell alcoholic beverages. The proposed use in an existing commercial shopping center and has operated as a restaurant for several years with adjoining commercial uses. The conditional use permit can be revoked if any of the conditions of approval are violated.
3. Consideration has been given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of development, because the existing commercial tenant space is within an existing commercial building with all infrastructure available on-site for the existing restaurant. Due to the location within an existing shopping center parking is existing within the center and the subject commercial suites have been occupied with restaurant uses. Traffic impacts were evaluated in relation to the environmental 409
Item 4.
Resolution No. PC2023-20
review of the existing shopping center upon original approval.
4. Where the proposed use may be potentially hazardous or disturbing to existing or reasonably expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole. As conditioned, the proposed use will provide for the sale of alcoholic beverages. The Riverside County Sheriff indicated that there no concerns about the operations of this establishment including service of on-sale alcohol.
The Sherriff’s Department not recommend conditions related to public safety concerns.
As such, there will be no hazardous or disturbing effects to the existing and neighboring uses.
5. The proposed use provides vehicular approaches to the property designed for reasonable minimal interference with traffic on surrounding public streets or roads. Vehicular approaches already exist within the shopping center from Grapefruit Boulevard and are sufficient to serve the subject building pad and restaurant use.
6. Although the Susi Mariscos Guamuchil does fall within seven hundred (700) feet, measured from property line to property line, of two on-sale alcohol uses (Santa Fe Restaurant, Mi Lindo Sinaloa and Santa Fe Restaurant), and residential uses, the benefit of the convenience store outweighs the distance restrictions and the public convenience or necessity is justified to issue the on-sale beer, wine and distilled spirits license as the restaurant will offer a wide selection of food in a commercial center on a major corridor envisioned to have such uses. Santa Fe restaurant is approximately 80 feet to the North in the same shopping center. Mi Lindo Sinaloa is approximately 176 feet to the Southwest and is within the Coachella Shopping Center. The nearest residence is approximately 186 feet to the south but located within a walled mobile home complex with an entrance 529 feet away from the restaurant. A condition of approval for CUP 366 requires that not greater than 5% of the sales floor area, or 1,000 square feet, whichever is less, shall be used for the display or sale of alcoholic beverages.
7. The convenience store establishment at the location will not adversely affect the economic welfare of the nearby community, but rather would expand the availability of jobs and would serve as an anchor for the commercial corridor, which would also provide jobs and increase the City's sales tax revenues.
8. The exterior appearance of the structure of the proposed establishment will not be inconsistent with the exterior appearance of commercial structures already constructed or under construction within the immediate neighborhood so as to cause blight or deterioration, or substantially diminish or impair the property values within the neighborhood. The business is located within an existing private commercial structure.
6. The City of Coachella has determined that the proposed project is categorically exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act as an “Existing Facilities” project (CEQA Guidelines, Section 15301a) as the proposed on sale service of liquor will occur in conjunction with an existing business in an existing commercial building.
410
Item 4.
Resolution No. PC2023-20
PASSED APPROVED and ADOPTED this 19th day of July 2023 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Ruben Gonzalez
Planning Commission Chairperson
ATTEST:
______________________________
Gabriel Perez
Planning Commission Secretary
APPROVED AS TO FORM:
_____________________________
Carlos Campos
City Attorney
411
Item 4.
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF COACHELLA )
I HEREBY CERTIFY that the foregoing Resolution No. PC2023-20 was duly adopted by the Planning Commission of the City of Coachella at a regular meeting thereof, held on this 19th day of July 2023 by the following vote of the Planning Commission:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Gabriel Perez
Planning Commission Secretary
412
Item 4.
Resolution No. PC 2023-20 EXHIBIT A
Exhibit A - Resolution No. PC2023-20
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 366
General Conditions
1. Conditional Use Permit No. 366 is an approval for the on sale of beer, wine an distilled spirits in conjunction with the Sush eating place. This approval is based on the floor plan submitted for the proposed project. Violation of any of the conditions of approval shall be cause for revocation of the Conditional Use Permit.
2. Alcohol sales must be commenced within 12 months of the effective date of this Conditional Use Permit unless a request for an extension of time is reviewed by the Planning Commission.
A request for time extension shall be filed in a timely manner with applicable fees.
3. Any break in service, meaning the closure of the restaurant use for a period of 180 consecutive days, will result in the expiration of this CUP.
4. The applicant will agree to defend and indemnify the City of Coachella against all claims, actions, damages, and losses, including attorney fees and costs, in the event that anyone files legal challenges to the approval of this project on the basis of the California Environmental Quality Act (CEQA). Prior to the issuance of building permits, the applicant shall execute a standard indemnification agreement subject to review by the City Attorney.
5. The use shall meet the standards within the limits established by the Coachella Municipal Code as related to emissions of noise, odor, dust, vibration, wastes, fumes, or any public nuisances arising or occurring incidental to the establishment or operation.
6. Hours of operation for the restaurant may be from 8:00 a.m. to 11:30 p.m. Thursday through Saturday. Hours of operation of the restaurant Monday through Wednesday may be from 8:00 a.m. to 10 p.m.
7. The applicant shall comply with all requirements imposed by the State Department of Alcoholic Beverage Control and a review of this conditional use permit will be required if the business results in an increase in floor area.
8. The applicant may not conduct entertainment related activities such as live bands, DJ’s or other entertainment activities as defined in the Coachella Municipal Code without first obtaining an entertainment establishment permit from the City of Coachella with approval from the Coachella City Council.
9. Conditional Use Permit No. 366 shall not be considered effective until the applicant has obtained all required tenant improvement permits from the County Health Department, Fire Department, and Coachella Building Division.
413
Item 4.
Resolution No. PC 2023-20 EXHIBIT A
10. The applicant shall comply with all requirements imposed by the State Department of Alcoholic Beverage Control and a review of this conditional use permit will be required if the business results in an increase in floor area.
11. Not greater than 5% of the sales floor area, or 1,000 square feet, whichever is less, shall be used for the display or sale of alcoholic beverages.
12. The applicant will be required to make some accessibility improvements as part of his Tenant Improvement project. To comply with the State Building Codes the applicant will need include 20% of the total budget for the Tenant Improvements for accessibility improvements.
13. CUP No. 366 will not be considered effective until the Building Official conducts an inspection of the restaurant and if determined that a tenant improvement plan is required that all improvements are constructed and approved by the Building Official.
14. Alcohol and tobacco advertisement shall be prohibited on exterior signage and below four feet in height.
414
Item 4.
Vicinity Map
¯
Site
Grapefruit Blvd
Avenue 49
415
Item 4.
416
Item 4.
417
Item 4.
Site Photos Sushi Mariscos Guamuchil
Restaurant looking East with drive thru exit in view
Restaurant looking North
418
Item 4.
Restaurant looking North with drive thru entrance in view 419
Item 4.