Coachella City Council
July 23, 2025

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• What does “affordable housing” mean? “Affordable” is a technical term that refers to the amount of income spent on housing (no more than 30%) relative to income categories set by the State (e.g., Extremely Low, Very Low, Low, Moderate) based on a region’s Area Median Income (AMI), in this case, for Riverside County. • How is the City ensuring that Coachella residents won’t be displaced, including lowincome persons of color? The City should look at inclusionary zoning ordinances, rent control, land trusts, and types of anti-displacement strategies. The idea behind a housing element update is to ensure that cities have enough space available to produce housing attainable to persons at all income levels, including below market-rate housing.

Many of the sites identified by the City that will be used for complying with the City’s Regional Housing Needs Allocation (RHNA) are on vacant land, so they will not remove existing housing.
• How will the City prevent segregation of neighborhoods based on income levels and the concentration of poverty? The City is sensitive to this issue. Pursuant to state law, the City will conduct an analysis to “affirmatively further fair housing” and investigate areas that may be segregated by income, race, etc.
• The City should have its Code Enforcement Division help rehabilitate existing housing, such as small loans for residents to make repairs. The City does provide a Residential Rehabilitation Program to residents (as funding is available), and will continue to advertise this on its website, share information with service organizations, and post information in City Hall. Please also see Program 2.1 of the Housing Element Update. • Does the Housing Element Update consider climate goals and proximity to transit in its analyses? Yes, the Housing Element Update promotes housing near jobs and transit to reduce climate impacts that occur on account of commutes.

Public Hearings
The Housing Element was presented at three public hearings:

Planning Commission Study Session- November 2021
On November 8, 2021, the City hosted a hybrid in-person/virtual joint City Council/Planning Commission study session for the 6th Cycle Housing Element Update project. Mayor Steven Hernandez opened the meeting and introduced Gabriel Perez, Development Services Director, who explained the intent of the study session was to review the draft Housing Element Update, as well as to receive comment and answer questions. The presentation was available in English and live Spanish translation. Director Perez introduced the Consultant Team, Lisa Wise Consulting Inc. (LWC). The presentation addressed the following topics:

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

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6. Next Steps for the Coachella Housing Element Update

7. Questions and Discussion
Due to COVID-19 conditions, the meeting was held virtually via Zoom with the option for in-person attendance at the Coachella City Hall Council Chambers. Public participants were able to access the meeting by computer or by phone in English or Spanish. Participants were encouraged to provide feedback on the presentation and Housing Element document verbally at the meeting or by Zoom comment box. Over 15 people attended the study session via Zoom.

Comments received are documented in Appendix E and summarized below. Three emails were also entered into the record.
• Does the fact that the median income in Riverside County is higher than the median income in Coachella present opportunities for Coachella? While grants and other funding for affordable housing are very competitive, the relative lower income of Coachella residents is a factor that could help proposed affordable housing projects in Coachella score higher for receiving funding or tax credits from programs through Riverside County or the State.
• The City should look at its last (5th cycle) housing element update to see how it has been recently promoting affordable housing. The City has 560 units in the pipeline; 106 currently under construction. Let’s promote our successes. The City does look at how it has performed over the last housing cycle through its current housing element update. The housing element update will highlight how many affordable units have been built since the start of the last housing cycle.
• Affordable housing units in the City should be high-quality. Coachella residents that live in affordable housing units should not feel inferior to other residents, especially because of the quality of their housing. We want residents to feel at home and not segregated. While capacity constraints such as lot coverage restrictions can negatively impact the profitability of housing projects, and therefore in part the type of materials used for construction of affordable housing units, the City can consider programs to require projects to provide the same type of fixtures and appliances for market rate and affordable units.
• The City needs to update its Zoning Ordinance and Zoning Map to be consistent with its General Plan. The City currently is circulating a request for qualifications (RFQ) to this effect.
• The City should address senior housing needs, both in the short and long term.

Senior housing should be near amenities, as some senior may not have reliable transportation or may not be able to drive. The City should also streamline senior housing projects.
• The City should consider adopting an inclusionary zoning ordinance.

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• The City should encourage different types of housing (e.g., “missing middle” housing). This includes condominiums and fourplexes, etc. These types of housing should also be near amenities, such as access to medicine, jobs, churches, and counseling centers. We can look at the Zona Central between Avenue 50 and 52 to continue the grid. The housing element update promotes a diversified housing stock— everything from detached single-family housing to missing middle housing to federally subsidized, traditional affordable housing. The Housing Element acknowledges that access to amenities is an important factor in remaining competitive for subsidies and grant funds for affordable housing and will continue to work with developers to align sites for housing with high opportunity areas.
• Can the City require that first-time homebuyers have priority over others when submitting offers to purchase a home? The housing element team is not aware of any such programs in California. First-time homebuyer programs do exist where cities provide access to low interest rates or other types of funding, or education programs for first-time homebuyers. In some cities, first-time homebuyers experience difficulties in buying housing when they must compete with short-term rentals. The City does participate in a first-time homebuyer assistance program through Riverside County. • The City should streamline affordable housing projects (have a quick turnaround time for plan check and reviews).

Planning Commission Hearing- (TBD)
City Council Hearing- (TBD)
I.F Affirmatively Furthering Fair Housing
Assembly Bill (AB) 686, signed in 2018, establishes new requirements to Government Code Section 65583 requiring cities and counties to take deliberate actions to foster inclusive communities through fair and equal housing choice by establishing policies to address disparities in housing needs, access to opportunity, and patterns of racial and ethnic segregation, a process referred to as affirmatively furthering fair housing (AFFH).

The California Department of Housing and Community Development (HCD) released AFFH assessment guidelines on April 27, 2021. The AFFH analysis covers, and is built upon, several other required components of the Housing Element, including the Needs Assessment (Appendix A), Sites Inventory (Appendix B), and Constraints Assessment (Appendix C), and as such is provided for in a separate appendix, referencing other technical components as needed. The summary of findings is provided below, in Table 1-1. For the complete analysis, see Appendix F.

Appendix F was released for public review and posted to the project website in April 2022. Fair housing issues and topics were discussed at Focus group meetings and public workshops prior

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to the release of the draft Appendix. Input from the community on fair housing programs and policies in included in Section IV.

Table 1-1: AFFH Issues and 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
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

1.12 Accessory Dwelling Units Outreach

2.1 Rehabilitation Programs

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Table 1-1: AFFH Issues and Meaningful Actions
Contributing
Factor
AFFH
Strategy Housing Implementation Programs
housing and
funding options
to Educate
Community

2.7 Tenant Outreach

4.1 Fair Housing

6.5 Website Update

7.1 Housing Choice Vouchers

7.2 At-Risk Housing
I.G Relationship to Other General Plan Elements
The Housing Element is one of seven mandatory elements of the City’s General Plan, a longrange vision document that provides guidance for future development in Coachella. City Council adopted the Coachella General Plan Update in 2015. For the General Plan to provide effective guidance on land use issues, the goals, policies, and programs of each element must be internally consistent with other elements. This Housing Element builds upon the existing General Plan and is consistent with its goals and policies. In the event an element of the General Plan is amended, the City will consider the impacts of the amendment on the other elements to maintain consistency across all documents.

I.H Other Statutory Requirements
Water and Sewer Priority
Government Code §65589.7 requires each public agency or private entity providing water or sewer services to grant a priority for the provision of these services to proposed developments that include lower income housing units. In Coachella, sewer services are provided by the Coachella Sanitary District and water services are provided by the Coachella Water Authority.

The City has not denied, applied conditions, or reduced the amount of sewer service for a development that includes housing affordable to lower-income households consistent with State law. As part of this Housing Element, the City will adopt written policies and procedures that grant a priority for sewer hook-ups and service to developments that help meet Coachella’s share of the regional need for lower-income housing (see Program 5.11).

Government Code §65589.7 also requires adopted housing elements to be immediately delivered to all public agencies or private entities that provide water or sewer services for municipal and industrial uses, including residential. The City will provide the adopted Housing Element to the Coachella Sanitary District and Coachella Water Authority immediately upon adoption.

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Section II Projected Housing Need
II.A Introduction/Overview of SCAG Methodology
State Housing Element law (Government Code §65580 et. seq.) requires regional councils of governments to identify for each member jurisdiction its "fair share allocation" of the Regional Housing Needs Assessment provided by the California Department of Housing and Community Development (HCD). In turn, each city and county must demonstrate the capacity to accommodate their local share of regional housing needs in the community’s housing element.

Each jurisdiction’s responsibility for meeting the overall regional housing need is established as a Regional Housing Needs Allocation (RHNA).

The Southern California Association of Governments (SCAG), the council of governments for the Coachella area, adopted its 6th Cycle RHNA allocation methodology in March 2020. SCAG considered several factors in preparing the methodology, which weighed both projected and existing need. Projected need was informed by household growth, future vacancy need, and replacement need, while existing need considered transit accessibility, job accessibility, residual need in disadvantaged communities. The distribution of the RHNA across the four income categories factored in a social equity adjustment, which allocated a lower proportion of lowerincome RHNA to jurisdictions that already had a high concentration of such households in comparison to the County, as well as the goal to Affirmatively Further Fair Housing (AFFH), which adjusted the distribution of RHNA in jurisdictions considered either very low or very high resource areas.

II.B Riverside County Income Limits
The projected housing needs are broken down by income category based on definitions in the California Health and Safety Code (§50079.5). HCD calculates “extremely low”, “very low”, “low”, “median”, “moderate”, and “above moderate” income limits, and publishes these limits at the county level. Riverside County’s 2021 income limits for households of one to four persons are shown in Table II-1.

Table II-1: Riverside County 2021 Income Limits
Number of Persons in Household 1 2 3 4
Extremely Low (<30% of AMI) $16,660 $19,000 $21,960 $26,500 Very Low (30-50% of AMI) $27,650 $31,600 $35,550 $39,500 Low (50-80% of AMI) $44,250 $50,600 $56,900 $63,200
Median $54,250 $62,000 $69,750 $77,500
Moderate (80-120% of AMI) $65,100 $74,400 $83,700 $93,000

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II.C Regional Housing Needs Allocation
The RHNA for Coachella is shown in Table II-2. The City has a total allocation of 7,886 units for the October 2021 to October 2029 planning period.

Table II-2: 6th Cycle RHNA
Coachella Riverside County SCAG
Area/Income Number of
Units
Percent Number of
Units
Percent Number of
Units
Percent
Total 7,886 100% 167,351 100% 1,341,827 100%
Extremely Low 1 516
13% 41,995 25% 351,796 26%
Very Low 517
Low 999 13% 26,473 16% 206,807 15%
Moderate 1,367 17% 29,167 17% 223,957 17%
Above Moderate 4,487 57% 69,716 42% 559,267 42%
1 Assumes 50% of Very Low-income households are Extremely-Low income.

The City of Coachella is not responsible for the actual construction of these units. Coachella is, however, responsible for creating a regulatory environment in which the private market could build unit types included in their State housing allocation. This includes the creation, adoption, and implementation of General Plan policies, zoning standards, and/or economic incentives to encourage the construction of various types of units.

Section III Housing Resources
III.A Introduction
There are a variety of resources available to support the City in implementation of its housing strategy, landowners and developers seeking to provide housing, and residents in need to housing assistance in Coachella. This section provides a summary of land available to accommodate future housing in the city. The full site inventory analysis is contained in Appendix B. This section also includes a list of local, regional, state, and federal programs that provide financial and related assistance to support the City in meeting its housing goals.

III.B Land Resources
A critical part of the Housing Element is the sites inventory, which identifies a list of sites that are suitable for future residential development. State law mandates that each jurisdiction ensure availability of an adequate number of sites that have appropriate zoning, development standards, and infrastructure capacity to meet its fair share of regional housing need (i.e., RHNA) at all

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income levels. The inventory is a tool that assists in determining if the jurisdiction has enough land to meet its RHNA given its current regulatory framework.

Identification of Sites Suitable for Housing
The sites identified in the site inventory (Appendix B) are comprised of parcels located in various areas and zones within the City. Each site has undergone an assessment to determine development potential and residential unit capacity given zoning standards and development trends. For detailed information, please see Appendix B.

Summary of Adequate Sites
Table III-1 summarizes the City’s methods for satisfying its RHNA. Based on entitled and proposed projects, and available 6th Cycle sites under the General Plan scenario (Scenario #2, assuming a rezoning Program 1.1 and General Plan Amendments Program 1.13), the City has excess capacity in all income categories. Assumptions and methodology for this determination and a detailed list of sites are included in Appendix B.

Table III-1: Residential Development Potential and RHNA ExtremelyLow, Very
Low, and
Low
Moderate
Above
Moderate
Total
RHNA 2,032 1,367 4,487 7,886
Entitled/Proposed Projects1 273 835 1,108
Remaining RHNA 1,759 1,367 3,652 6,778
Site Inventory Results
Scenario 1 – Existing Capacity (Zoning Code) 2,212 3,211 5,423 Remaining- Zoning Scenario 1,759 -8452 441
Scenario 2 – Potential Capacity (General
Plan)3 2,345 1,468 6,190 10,003
Remaining- General Plan Scenario -586
2 -1012-2,5382-3,225
1 Considers net new units only.
2 Negative value indicates a surplus.
3 Requires rezoning, see Programs 1.1, 1.2, and 1.3.

Source: City of Coachella, LWC 2022

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III.C Financial and Administrative Resources
There are a variety of resources available to support the City in implementation of its housing strategy, landowners and developers seeking to provide housing, and residents in need to housing assistance in Coachella. The following section contains a list of financial, administrative, and other resources to help the City address its housing needs. Availability of these resources is dependent on governmental priorities, legislation, and continued funding, which may be subject to change at any time.

City Resources
• Coachella First Time Homebuyer Program Down Payment Assistance Program: This program provides down payment assistance in the form of a deferred loan for low-income, first-time homebuyers.

Regional Resources
• Coachella Valley Housing Coalition (CVHC) Program
o Self Help Homeownership Program: This program consists of families helping other families achieve home ownership. Families form an informal association and agree to help each other build their homes with technical assistance provided by a competent construction supervisor. CVHC was recently awarded a $6 million federal grant from the U.S. Department of Agriculture (USDA) in April 2021. • Riverside County Economic Development Agency Programs o First Home Buyer Down Payment Assistance (FTHB) Program: This program provides down payment assistance to lower income persons in the purchase of a home.
o Mortgage Credit Certification (MCC): This program allows home buyers to reduce the amount of their federal income tax liability by an amount equal to a portion of the interest paid on a home mortgage, qualifying them more easily for a loan by increasing the effective income of the buyer through a tax credit. • Housing Authority of the County of Riverside (HACR) Programs o Family Self-Sufficiency (FSS) Program: This program assists families receiving rental assistance move to economic independence. This program includes workshops on financial assistance for higher education, credit repair/home ownership, self-esteem, resume writing, parenting, and stress management. o Homeownership (HOP) Program: This program assists with cleaning up credit problems for eligible residents and works closely with the FSS program to obtain the goal of homeownership while earning an escrow account.

State Resources
• Affordable Housing and Sustainable Communities Program (AHSC): Administered by the Strategic Growth Council, this program provides grants and/or loans to fund landuse, housing, transportation, or land preservation projects that support infill and compact development that reduce greenhouse gas emissions.

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• CalHome: HCD provides grants to local public agencies and non-profit housing developers to assist first-time homebuyers with down payment assistance through deferred-payment loans, rehabilitation, homebuyer counseling, self-help mortgage assistance, or other technical assistance. $57 million available in State CalHome program. • California Emergency Solutions and Housing (CESH): This program provides funds for a variety of activities to assist persons experiencing or at risk of homelessness, such as housing relocation and stabilization services (including rental assistance), operating subsidies for permanent housing, flexible housing subsidies, emergency housing operating support, and homeless delivery systems.
• Homekey: This program provides funding to protect Californians experiencing homelessness who are impacted by COVID-19.
• Housing for a Healthy California (HHC) Program: This program creates supportive housing for recipients of or those eligible for health care provided through the California Department of Health Care Services’ Medi-Cal program.
• Housing Navigator’s Program: This grant program funds housing navigators to help young adults aged 18 to 21 years secure and maintain housing, with priority for individuals in the foster care system.
• Infill Infrastructure Grant Program (IIG): This program promotes infill housing development by providing grant funding, in the form of gap assistance, for infrastructure improvements required for qualifying multi-family or mixed-use residential development. • Joe Serna, Jr. Farmworker Housing Grant (FWHG) Program: This program provides deferred payment loans for both owner-occupied and rental housing for agricultural workers, with a priority for lower income households.
• Local Housing Trust Fund (LHTF) Program: This program provides matching funds to local or regional housing trust funds for the creation, preservation, and rehabilitation of affordable housing, transitional housing, or emergency shelters. • Mobilehome Park Rehabilitation and Resident Ownership Program (MPRROP): This program provides financing to support the preservation of affordable mobilehome parks through conversion of the park to an ownership model.
• Multifamily Housing Program (MHP): This program provides deferred payment loans for the construction, preservation, and rehabilitation of permanent and transitional rental housing for lower-income households.
• National Housing Trust Fund: This program provides deferred payment or forgivable loans for the construction of permanent housing for extremely low-income households.

The covenant is for 55 years.
• Predevelopment Loan Program (PDLP): This program provides financing to cover predevelopment costs to construct, preserve, or rehabilitate assisted housing.

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• Supportive Housing Multifamily Housing Program (SHMHP): This program provides low interest deferred loan payments to developers building affordable rental housing that contain supportive housing units.
• Transit-Oriented Development (TOD) Housing Program: This program provides lowinterest loans as gap financing for higher density affordable rental housing near transit. • Veterans Housing and Homelessness Prevention Program (VHHP): This program supports the acquisition, construction, rehabilitation, and preservation of affordable multifamily housing for veterans and their families. • Golden State Acquisition Fund: This $93 million fund provides low-cost financing aimed at supporting the creation and preservation of affordable housing across the state. • California Housing Finance Agency (CalHFA): CalHFA offers a variety of low-cost loan programs to support the development of affordable multi-family rental housing, mixedincome housing, and special needs housing. • California Housing Finance Agency (CalHFA), Mortgage Credit Certificate Program:

The MCC program is a homebuyer assistance program designed to help lower‐income families afford home ownership. The program allows home buyers to claim a dollar‐for‐ dollar tax credit for a portion of mortgage interest paid per year, up to $2,000. The remaining mortgage interest paid may still be calculated as an itemized deduction. • Elderlink: A senior care referral service licensed by the Department of Public Health. This organization provides independent and free personalized senior care placement services to fully screened and approved nursing home, board and care, and assisted living facilities.

Federal Resources
• HOME Program: Participating jurisdictions may use HOME funds for a variety of housing activities, according to local housing needs. Eligible uses of funds include tenant-based rental assistance; housing rehabilitation; assistance to homebuyers; and new construction of housing. HOME funding may also be used for site acquisition, site improvements, demolition, relocation, and other necessary and reasonable activities related to the development of non-luxury housing. Funds may not be used for public housing development, public housing operating costs, or for Section 8 tenant-based assistance, nor may they be used to provide non-federal matching contributions for other federal programs, for operating subsidies for rental housing, or for activities under the Low-Income Housing Preservation Act.
• Community Development Block Grant (CDBG): Federal funding for housing programs is available through the U.S. Department of Housing and Urban Development (HUD).

Coachella participates in the CDBG program through the County of Riverside, which applies to HUD for funds on behalf of the City and other non-entitlement jurisdictions. The City offers housing rehabilitation loan and grant programs funded with CDBG funds. The City’s CDBG allocation for the Fiscal Year 2020-2021 is $363,223. • Section 108 Loan Guarantee Program: Allows CDBG entitlement jurisdictions to leverage their annual grant allocations to access low-cost financing for capital improvement projects. Eligible activities include housing, economic development, public

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facility, and infrastructure. This program is often used to catalyze private investment in underserved communities or as gap financing.
• Section 811 Project Rental Assistance: HUD offers long-term project-based rental assistance through a NOFA published by the California Housing Finance Agency (CalHFA).
• Emergency Solutions Grants (ESG) Program: This program provides funding for cities, counties, and states to (1) engage homeless individuals and families living on the street; (2) improve the number and quality of emergency shelters for homeless individuals and families; (3) help operate these shelters; (4) provide essential services to shelter residents, (5) rapidly rehouse homeless individuals and families, and (6) prevent families/individuals from becoming homeless.
• Veterans Affairs Supportive Housing (VASH) Program: HUD-VASH is a collaborative program between HUD and VA combines HUD housing vouchers with VA supportive services to help veterans who are homeless and their families find and sustain permanent housing.
• Low-Income Housing Preservation and Residential Home Ownership Act (LIHPRHA): This program requires all eligible HUD Section 236 and Section 221(d) projects at risk of conversion to market-rate rentals from mortgage pre-payments be subject to LIHPRHA incentives, which include subsidies to guarantee an eight percent annual return on equity.
• Low-Income Housing Tax Credit: Administered through the California Tax Credit Allocation Committee (TCAC), the Low-Income Housing Tax Credit (LIHTC) subsidizes the acquisition, construction, and rehabilitation of affordable housing by providing a tax credit to construct or rehabilitate affordable rental housing for low-income households. • Continuum of Care (CoC) Program: The Continuum of Care (CoC) Program is designed to promote communitywide commitment towards ending homelessness. It provides funding to nonprofits, State, and local governments to provide shelter and services to people experiencing homelessness.
• U.S. Department of Agriculture (USDA) Housing Programs: This program provides homeownership opportunities for individuals and below market-rate loans/grants to public and non-profit organizations for new construction, preservation, or rehabilitation of farmworker/rural multi-family rental housing.

III.D Opportunities for Energy Conservation
The cost of energy can greatly impact housing affordability, as energy costs can constitute a significant portion of total housing costs. High energy costs also particularly impact low-income households that are less likely to have the ability to cover increased expenses.

The Imperial Irrigation District (IID) provides electricity services for the City of Coachella. They assist low-income customers through several programs including:

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Imperial Irrigation District (IID)
• Residential Energy Assistance Program (REAP): This program reduces energy bills for eligible participants by about 20 percent. IID also offers a 30 percent REAP discount to qualifying customers age 62 or older.
• Emergency Energy Assistance Program (EEAP): This program assists customers who face disconnection for non-payment. EEAP payment assistance is available quarterly to residents who participate in the REAP program. Customers may qualify for up to $75 on their electric bill during the 1st and 4th quarter, and up to $125 during the 2nd and 3rd quarter. • Medical Equipment Assistance Program (MEEAP): This program reduces the electrical rate for a defined quantity of electricity used to operate medical equipment by a household that has a full-time resident who requires specifically medically necessary equipment to sustain life or prevent deterioration of a person’s medical condition.

Additionally, the City has an Energy Action Plan (EAP), which was adopted in 2012. The EAP is intended to assist in meeting State and regional goals of greenhouse gas reduction and long-term energy efficiency, and it includes a strategy to meet the City’s energy reduction goals.

Other conservation programs available at the local, regional, state, and federal level are described below.

Regional Energy Resources
• Community Action Partnership of Riverside County Programs o Weatherization Assistance Program: This program provides free home energy conservation services to low-income Riverside County homeowners and renters. o Low-Income Home Energy Assistance Program: This program provides grants and one-time assistance payments to moderate-income families and individuals for electric bills in Riverside County.

State Energy Resources
• California Department of Community Services & Development Programs LowIncome Weatherization Program (LIWP): California’s Low-Income Weatherization Program (LIWP) provides low-income households with solar photovoltaic (PV) systems and energy efficiency upgrades at no cost to residents. LIWP is the only program of its kind in California that focuses exclusively on serving low-income households with solar PV and energy efficiency upgrades at no cost. The program reduces greenhouse gas emissions and household energy costs by saving energy and generating clean renewable power. LIWP currently operates three program components: Multi-Family, Community Solar, and Farmworker Housing. According to CDS’s Nov. 2020 Low-Income Weatherization Program Impact Report, LIWP has received $212 million from the Greenhouse Gas Reduction Fund since 2014. Note: The multi-family energy efficiency & renewables program component is estimated to end in June 2022. • California Public Utilities Commission Energy Savings Assistance Program (ESA):

ESA provides no-cost weatherization services to low-income households who meet the CARE income guidelines. Services provided include attic insulation, energy efficient

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refrigerators, energy efficient furnaces, weatherstripping, caulking, low-flow showerheads, water heater blankets, and door and building envelope repairs which reduce air infiltration. • Federal Housing Administration Energy Efficient Mortgage Program (EEM): This program helps families save money on their utility bills by enabling them to finance energy efficient improvements with their FHA-insured mortgage. The EEM program recognizes that an energy-efficient home will have lower operating costs, making it more affordable for the homeowners. Cost-effective energy improvements can lower utility bills and make more income available for the mortgage payment.

Section IV Housing Plan
Introduction
The housing plan of the Housing Element serves as the City’s strategy for addressing its housing needs. This section describes the housing goals, policies, and programs of the Housing Element for the City of Coachella.

Goals are aspirational purpose statements that indicate the City’s direction on housing-related needs. Each goal encompasses several policies, which are statements that describe the City’s preferred course of action among a range of other options.

Each goal also includes programs, which are actionable steps taken to implement the policies and further the City’s progress towards its goals. Some programs contain quantified objectives, which refer to the number of units that are expected to be constructed, preserved, or rehabilitated through the program during the planning period. These quantified objectives represent measurable outcomes that can be used to benchmark the success of each program.

This Housing Element contains institutional changes intended to significantly increase the amount and type of housing for all income levels in Coachella. These efforts are expected to be initiated throughout the planning period, which is from October 15, 2021 to October 15, 2029. In accordance with State law, the City will also evaluate the progress and effectiveness of these programs on an annual basis. Together, these initiatives reflect the City’s commitment to increasing affordable housing and improve existing housing conditions.

Goal A: Facilitate the Development of a Variety of Housing Types to Provide Adequate Housing in the City to all Households
Policies
a) Land Use Controls. Use the Land Use Element of the General Plan and the Zoning Code to ensure the availability of adequate sites for a variety of housing types. b) Varying Densities. Employ a range of housing densities to provide housing for all economic segments of the community consistent with good planning practice.

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c) Infill and Contiguous Land. Maximize use of vacant land within the city and contiguous to existing development in order to reduce the cost of off-site improvements and create a compact city form.
d) Compatible Uses. Ensure the compatibility of residential areas with surrounding uses through the separation of potentially hazardous or damaging uses, construction of adequate buffers, and other planning and land use techniques. e) Housing Downtown. Promote higher-density and mixed-use redevelopment within the downtown area.
f) Services and Facilities. Require that adequate public and private services and facilities are or will be provided to all new residential developments as a prerequisite for their approval.
g) Adaptive Reuse. Investigate the adaptive reuse of vacant commercial structures in the downtown area for housing, possibly in a mixed-use fashion. h) Large Family Housing. Encourage developers to provide units with three or more bedrooms, suitable to house large households.
i) Emergency Shelters. Continue to actively support efforts of providers who establish short-term bed facilities for segments of the homeless population including specialized groups such as the mentally ill and the chronically disabled. j) Emergency Shelters Services. Assist and support local social service agencies in their applications for federal funds to provide emergency shelters for homeless individuals and families.
k) Special Needs Housing. Encourage the development of housing to meet the needs of special needs groups including the elderly, large families, farmworkers, homeless, and female-headed households, targeting locations in the City which have higher concentrations of special needs groups and are closest to City services and amenities. l) Unit Sizes. Promote the production of for sale and rental housing to meet the needs of families of all sizes.

Programs

1.1 General Plan Implementation. The City adopted the updated General Plan in 2015. To fully implement the policies outlined in the General Plan update, the City will review the prior completed study that analyzed changes needed to the Zoning Code and revise as necessary to complete a comprehensive Zoning Code update. The City will prioritize creating zones and rezoning lower-income sites identified in the Site Inventory, Scenario #2.
• Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Compatibility Study revised and updated (as needed) and lowerincome sites rezoned by October 2022; Zoning Code updated within 3 years of Housing Element adoption.

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1.2 Lower Income Site Rezoning. The City will prioritize rezoning sites to accommodate the lower-income RHNA (Appendix B). These sites will be rezoned according to their General Plan designation, along with the following requirements:
• Allow Multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households;
• Sites must accommodate a minimum of 16 units per site; • Establish a minimum density of 20 units per acre; and • Require residential use occupancy 50 percent of the total floor area of any mixeduse project on these sites.

The lower income RHNA is accommodated on approximately 136 acres of sites throughout the City. The City will amend the zoning regulations of approximately 136 acres of land identified for the lower income RHNA in the sites inventory as described in this program with development standards suitable to facilitate achievement of maximum allowed density (up to 65 du/ac) comply with California State law and meet RHNA targets. • Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Within 1 year of Housing Element adoption

1.3 General Plan Text Amendment. The City will amend the General Plan to allow 100% residential projects if the site is identified in the City’s Housing Element for lower-income development. This program applies to all designations, but specifically targets the NC, DC, and UE designations.
• Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Within 1 year of Housing Element adoption

1.4 Services and Facilities. Continue to utilize environmental and other development review procedures to ensure that all new residential developments are provided with adequate public and private facilities and services. Require documentation of the adequate services and facilities that are or will be provided as a condition of approval. • Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Ongoing

1.5 Lot Consolidation. Evaluate opportunities for parcel assembly and the use of underutilized sites for high density and/or affordable housing. Discuss housing development potential with developers and property owners and consider relaxing development standards that constrain small lot development and prioritizing application processing to facilitate housing on these sites. Communicate with developers and owners regarding the variety of housing development options available for these sites. • Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Ongoing. Identify sites and meet with landowners every 3 years.

1.6 Housing Data. Upon request, provide housing data, such as information on building permits, vacancy rates, and availability of funding sources, to interested parties.

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• Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Ongoing

1.7 Large Sites. Facilitate development on large sites designated for high-density housing by communicating with developers regarding housing opportunities for these sites, providing priority subdivision processing, and utilizing the Master Plan review process (as described in the General Plan Land Use Element) to facilitate affordable unit development. Work with landowners and developers to create sites ranging from one to 10 acres in size that are feasible and appropriate for the development of affordable housing. • Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Ongoing. Identify sites and meet with landowners every 3 years.

1.8 Variety of Housing Options for Special Needs Groups. Identify incentives for development of needed housing typologies suitable for single-parent families with children (e.g., one or two-bedroom houses), households with family members requiring assistance (e.g., persons with disabilities), and multigenerational families (e.g. houses for large families or multiple units on one lot). Encourage, and where feasible, incentivize developers to construct new units that include a full bathroom and bedroom on the first floor (for seniors to age in place) and on-site second units that can be rented. • Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: December 2022

1.9 Emergency Shelters. Evaluate the adequacy of land that can accommodate emergency shelters in the city and, if needed, identify additional sites for rezoning to provide greater opportunity for these sheltersAmend the Zoning Code parking and separation regulations for emergency shelters to comply with Government Code Section 65583(a)(4)(A),. • Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: December 20222023

1.10Farmworker Housing Support. Leverage existing relationships in the local non-profit and private sector to identify specific policy levers (such as expedited permitting, fee waivers, etc.) that will have the greatest impact on easing and increasing the development of farmworker housing. Meetings to discuss these constraints will be pursued alongside ongoing assistance given to local farmworker advocacy groups and developers with site identification and technical assistance. The Coachella Valley Housing Coalition (CVHC) is the leading developer of farmworker housing in the City of Coachella and the City commits to meeting annually with CVHC and other potential affordable housing developers to identify development opportunities for farmworkers and provide concession, incentives, and assistance with funding for affordable housing opportunities in the City as appropriate. As constraints are identified, the City will modify the Zoning Code (beyond the changes in Program 5.10) or adopt ordinances to the greatest extent feasible while ensuring compliance with State law.
• Responsible Agency: Development Services Department
• Funding: Departmental budgets and First Time Home Buyer Funds

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• Time Frame: Meet with stakeholders CVHC and Habitat for Humanity by December 2023annually. Amend Code or adopt ordinances, as needed, within three years of Housing Element adoption. Assist farmworker advocacy groups and developers as needed throughout the planning period.

1.11Sites Monitoring. Consistent with SB 166 (No Net Loss), the City will monitor housing sites to ensure adequate sites to accommodate the remaining unmet RHNA by each income category are maintained at all times. The City will also review densities proposed for new development under all the General Plan land use categories and assess how the new densities (and development standards) are or are not working to facilitate housing development, particularly affordable housing units.
• Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Annually

1.12Accessory Dwelling Units Outreach. Integrating accessory dwelling units (ADUs) into existing residential neighborhoods is a means for the City to accommodate additional affordable rental housing that supports multi-generational households and other special needs groups. Furthermore, new State laws have significantly eased ADU development standards and streamlined their approval process (see Program 5.5). To promote safe, legal ADU development, the City will create a dedicated page on its website informing residents of ADU regulations, the application process, and available funding for ADU construction, such as the CalHFA ADU Grant Program that provides up to $25,000 to reimburse homeowners for necessary predevelopment costs. The City will also work with owners of illegal and/or “unintended” accessory dwelling units to bring the unit into compliance with City standards. While promotion of materials and outreach will occur citywide, the City will enhance promotion efforts, either through additional outreach opportunities (e.g., in-person events, physical material posting or distribution, etc.) or more frequent outreach, in highest resource areas (see Appendix F). • Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Informational materials on City website by 2024, ongoing advertising of materials in print and digital media. Contact and coordinate with known unpermitted ADUs throughout the planning period.

1.13General Plan Map Amendments. The City has identified four City-owned sites adjacent to Downtown along Grapefruit Boulevard (Consolidated Site G: APNs 763400016 and 763400017; Consolidated Site I: APNs 763131018 and 763131017) for affordable housing.

To facilitate this development, the City will amend the General Plan to redesignate said properties from Industrial to Urban Employment, which allows up to 65 units per acre. • Responsible Agency: Development Services Department
• Funding: Department budget
• Timeframe: Within 1 year of Housing Element adoption

1.14AB 2339 Code Amendments. The City will amend the Zoning Code to allow emergency shelters by right within one or more zones which also allow residential development and comply with GC 65583(a)(4). The shelter will be subject to the same development standards as other uses in that zone, in addition to any specific requirements for emergency shelters as allowed by law (see Program 1.9).

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• Responsible Agency: Development Services Department
• Funding: Department budget
• Timeframe: Within 1 year of Housing Element adoption

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Goal B: Conserve and Improve the Condition of the Existing Housing Stock Policies
a) Rehabilitation Funds. Continue to use available state and federal funds for housing rehabilitation, in a manner that will benefit the largest number of lower-income households, including those with extremely and very low income.
b) Overcrowding. Allow utilization of rehabilitation assistance funds to alleviate overcrowded conditions.
c) Unit Rehabilitation. Encourage the rehabilitation of substandard dwelling units instead of requiring their demolition, whenever possible, to preserve the existing affordable housing stock.
d) Neighborhood Enhancement. Utilize the neighborhood enhancement capabilities of the City to ensure that property owners renting unsanitary and unsafe housing units correct identified code violations.
e) Code Enforcement. Ensure that all new housing units constructed in the city are safe and livable through vigorous enforcement of the Uniform Building Code. f) Substandard Units. Pursue the removal and replacement of substandard units that cannot be rehabilitated.
g) Public Improvements. Prioritize public improvements (such as new streets and drainage, sidewalk parks, street trees, and other public amenities and infrastructure) to improve areas with the greatest need, including neighborhoods with high concentrations of poverty and limited existing resources and amenities.

Programs

2.1 Rehabilitation Program. Continue to implement the City’s Residential Rehabilitation Program, as funding is available. Allow funds to be used to reconcile code violations, alleviate overcrowding, make improvements to accommodate the special needs of elderly and disabled residents, including persons with developmental disabilities, and improve energy efficiency. The City will continue to advertise the program on the City’s website, share program information with service organizations, and post program information in City Hall. While promotion of materials and outreach will occur citywide, the City will enhance promotion efforts and prioritize program funding in Racial or Ethnically Concentrated Areas of Poverty (R/ECAPs) and older neighborhoods in the City which may be in need of more rehabilitation due to the age of the housing stock (see Appendix F). • Responsible Agency: Development Services Department
• Funding: CDBG and HOME
• Time Frame: Ongoing

2.2 Housing Condition Survey. Continue to monitor housing conditions throughout the city by reviewing code enforcement complaints and periodically conduct formal or informal housing condition surveys.
• Responsible Agencies: Development Services Department

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• Funding: Department budgets (for housing condition surveys) and CDBG Planning/Technical Assistance Grants
• Time Frame: Ongoing. Conduct assessment of areas of concern every three years

2.3 Neighborhood Enhancement. Continue to implement the abandoned and vacant property ordinances and explore new methods of eliminating unsightly property conditions in residential areas.
• Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Ongoing

2.4 Mobile Home Park Maintenance. Continue to monitor health and safety issues related to substandard mobile home parks located within the city limits and those within the City’s sphere of influence. Where the State is the permitting agency, refer maintenance and enforcement complaints to the appropriate State contact. For City managed sites, explore funding opportunities for a loan or grant program to assist with mobile home unit and park repairs and improvements as well as mobile home ownership. • Responsible Agency: Coachella Community Services Department • Funding: Department budget
• Time Frame: Explore funding opportunities by 2023, monitoring is ongoing

2.5 CVAG Representation. Continue to participate in housing-related discussions with CVAG. • Responsible Agency: Development Services Department, City Council • Funding: General Fund
• Time Frame: Annually, or as meetings occur

2.6 Disadvantaged Unincorporated Communities (DUCs). To support disadvantaged unincorporated communities (DUCs) within the City’s sphere of influence (SOI), the City will:
• Work with Riverside County, Riverside County LAFCO, Coachella Valley Water District, the Coachella Valley Regional Water Management Group (CVWRMG), and local advocacy organizations to identify and address housing-related infrastructure needs in nearby DUCs
• Participate in outreach and information gathering events and strategy sessions • Contribute to efforts to identify and estimate the cost of potential infrastructure improvements including any preparation of the Integrated Regional Water Management Plan (prepared by CVWRMG)
• Pursue funding sources to complete necessary upgrades. • Coordinate with agencies and community groups to explore annexation potential and timeframes.
• Consider requiring developers plan for and construct oversized facilities to create infrastructure connection opportunities for nearby disadvantaged communities as a condition of approval for development in new growth areas.

Riverside County LAFCO identified four “fringe” DUCs located in close proximity to Coachella, three of which are located within the City’s sphere of influence. • Responsible Agency: Development Services Department
• Funding: General Fund

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• Time Frame: Ongoing, pursuing funding as available and engage in ongoing dialogue (meet at least annually) to determine annexation potential and timeframes

2.7 Tenant Outreach. Conduct education and outreach to tenants regarding the City’s Code Enforcement program and their rights as a tenant to decent, safe, and sanitary housing.

While promotion of materials and outreach will occur citywide, the City will enhance promotion efforts in downtown and in areas of the City which have the highest concentration of renters (see Appendix F).
• Responsible Agency: Development Services Department
• Funding: Departmental budget
• Time Frame: Ongoing, prepare flyers for distribution at City Hall within one year of Housing Element adoption.

2.8 Home Enhancement. Fund home rehabilitation improvements for low income households utilizing CDBG funding.
• Responsible Agency: Economic Development Department
• Funding: CDBG funds
• Time Frame: Secure and distribute funds through Dec 2024 Goal C: Encourage Energy Conservation to Reduce Housing Costs Policies
a) Conservation Techniques. Encourage the use of energy-conserving techniques in the siting and design of new housing.
b) State Requirements. Actively enforce state energy conservation requirements for new residential construction.
c) Resource Reduction Education. Make local residents aware of the free home surveys performed by the Coachella Water Authority as a means to reduce water consumption and the rebate programs offered by the Imperial Irrigation District and Southern California Gas Company.

Programs

3.1 Energy Conservation Standards. 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 as well as housing costs. • Responsible Agencies: Planning and Building Divisions of the Development Services Department
• Funding: Department budgets
• Time Frame: December 2023

3.2 Building Standards. Continue to require that, at a minimum, all new residential development complies with the energy conservation requirements of Title 24 of the California Administrative Code.
• Responsible Agency: Development Services Department

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• Funding: Department budget
• Time Frame: Ongoing, as project applications are reviewed

3.3 Water Conservation. Assist in distributing information to the public regarding free home water consumption audits of the Coachella Water Authority and rebate programs offered by Imperial Irrigation District.
• Responsible Agency: Imperial Irrigation District, Development Services Department
• Funding: N/A
• Time Frame: Ongoing. Send materials to residents once annually.

3.4 Energy Efficiency Programs. Assist in distributing information about energy efficiency retrofit rebates and financing opportunities available to the residents and property owners such as Energy Upgrade California, the New Solar Homes Partnership, and future CVAG programs, including energy partnerships with surrounding agencies such as West Riverside Council of Governments (WRCOG).
• Responsible Agency: Development Services Department
• Funding: N/A
• Time Frame: Ongoing. Send materials to residents once annually.

Goal D: Promote Fair Housing Opportunity for All Persons [regardless of race, religion, marital status, age, sex, gender, nationality, physical or developmental disability, family size, and level and source of income] Policies
a) Equal Opportunity. Advocate equal housing opportunity for all residents. b) Fair Housing. Utilize local fair housing agencies to investigate promptly and aggressively any complaints involving housing discrimination.
c) Tenant and Landlord Education. Promote greater awareness of tenant and landlord rights and target increased education in areas with the highest concentration of renters. d) Access. Promote reasonable accommodation in new housing developments and in existing housing.

Programs

4.1 Fair Housing. Continue to provide information on fair housing law on the City’s website, at City Hall, and at the local library. In addition, the City Clerk shall continue to include a statement in City utility bills which indicates that information on fair housing laws is available to the public without charge. Information will be provided in both English and Spanish. Complaints may be directed to the Development Services Department. • Responsible Agency: City Manager’s Office, Development Services Department, City Clerk
• Funding: Department budget
• Time Frame: Ongoing

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4.2 Reasonable Accommodation. Adopt a “Reasonable Accommodation” procedure, in accordance with SB 520, as part of the updated Zoning Code to allow for administrative processing of requests for features and accessibility for persons with disabilities and persons with developmental disabilities.
• Responsible Agency: Development Services Department
• Funding: City General Fund
• Time Frame: Within 3 years of Housing Element adoption Goal E: Remove Constraints to the Maintenance, Improvement, and Development of Housing
Policies
a) Building and Zoning Codes. Ensure local building and zoning codes do not overly constrain housing production or cause increases in construction or permitting costs without sacrificing basic health and safety considerations. b) Development Fees. Charge development fees that do not unreasonably contribute to the cost of housing.
c) Site Improvement Assistance. Continue to financially assist with land and/or off-site improvements costs for lower-income housing projects, as funds become available. d) Expedited Processing. Continue practice of expeditious processing of residential development proposals and permits by encouraging concurrent processing of entitlements, rather than requiring one process to be completed before beginning the next process. e) Objective Review. Encourage new high-quality rental and ownership housing through a clear and objective review process consistent with City adopted design standards.

Programs

5.1 Zoning Code Constraints. When undergoing the comprehensive Zoning Code update (Program 1.1), the City will ensure the Code update removes barriers to production of a variety of housing types and build on concepts outlined in the General Plan to incorporate the use of innovative land use techniques and construction methods such as clustering of units, density transfers, reduced setbacks/zero lot line development, reduced lot sizes, and others to minimize housing development costs and to maximize development opportunities.
• Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Within 3 years of Housing Element adoption

5.2 Development Fees. Periodically survey other cities in the Riverside County area to ensure that the City’s development fees are commensurate to other communities using a cost-recovery model and do not pose an unreasonable constraint to housing development. • Responsible Agency: Development Services Department
• Funding: Department budget; possible CDBG Planning/Technical Assistance Grant
• Time Frame: Every five years

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5.3 Parking Requirements. Review revisions to the Zoning Code to evaluate implementation of reduced parking requirements (or no parking requirement) for residential projects serving special needs groups, including low-income households, or for projects located close to public transportation or commercial services.
• Responsible Agency: Development Services Departments
• Funding: Department budgets
• Time Frame: Within 3 years of Housing Element adoption

5.4 Eliminate Minimum Dwelling Unit Size Standard. While the City’s minimum dwelling unit size standards have not proved to be a constraint on housing development based on market demand for larger units, they could potentially constrain housing development in the future depending on demographic and market trends for smaller units. The City will amend the Zoning Code to eliminate the requirement for minimum dwelling size by unit type.
• Responsible Agency: Development Services Department
• Funding: Department budgets
• Time Frame: Within 3 years of Housing Element adoption

5.5 Accessory Dwelling Units (ADUs). Amend the Zoning Code to remove references to second units and regulate with the City’s ADU ordinance, which complies with state law regarding ADUs.
• Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: Within 3 years of Housing Element adoption

5.6 Transitional and Supportive Housing. Amend the Zoning Code to define transitional and supportive housing in accordance with Government Code Section 65582, AB 101, and AB 2162 and clarify that these types of housing are treated as residential uses of property, including allowing transitional and supportive housing and low barrier navigation centers in areas that allow multi-family and mixed use residential, subject to the same restrictions/regulations as other types of housing in the same zoning district. • Responsible Agency: Development Services Department
• Funding: City General Fund
• Time Frame: December 2022

5.7 Manufactured Housing. Amend the Zoning Code to include manufactured housing as an approved housing type, as per State of California requirements. • Responsible Agency: Development Services Department, Planning Commission • Funding: City General Fund
• Time Frame: December 2022

5.8 Group Homes. Revise the Zoning Code to regulate group homes, foster homes, residential care facilities, and similar facilities as follows (referred to below simply as “group homes”):allow State-licensed and unlicensed group homes, foster homes, residential care facilities, and similar facilities by right with six or fewer persons in any residential zone; and to allow with administrative approval for licensed group homes with greater than six persons in all high-density residential and mixed-use zoning districts subject to objective criteria and clear, specific-to-use regulations. Additionally, recognizing

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that larger facilities provide necessary supportive environments for a variety of households, the City will amend the Zoning Code to allow unlicensed facilities of 6 or more persons in all zones which allow residential uses similar to other residential uses in the zone, subject to specific objective design standards and appropriate findings. o Permit by-right both licensed and unlicensed group homes (serving six or fewer residents) in all residential zones. The City will apply the same general zoning, building, fire, and other health and safety codes that apply to other uses of the same type that are allowed in that zone, subject only to the additional Health and Safety Code provisions specific to certain types of group homes (i.e., spacing requirements for licensed residential care facilities). o Permit by-right unlicensed group homes (serving greater than six residents) in all residential zones. The City will apply the same general zoning, building, fire, and other health and safety codes that apply to other uses of the same type. o Allow with a conditional use permit licensed group homes (serving greater than six residents) in all residential zones. The City will subject these only to specific, objective design and operational standards/findings and provide flexible and efficient reasonable accommodation in these permitting processes. • Responsible Agency: Development Services Department, Planning Commission • Funding: Departmental budget
• Time Frame: December 2022 2023

5.9 Single-Room Occupancy Housing. Amend the Zoning Code to define single-room occupancy units (SROs) and identify zones in which SROs are allowed. Facilitate the development of SROs, or conversion of hotels, motels, or vacant apartment buildings into SROs, as appropriate housing type for persons with special needs and extremely low incomes.
• Responsible Agency: Development Services Department, Planning Commission • Funding: Departmental budgets
• Time Frame: Amend the Code within 3 years of Housing Element adoption.

Provide ongoing facilitation

5.10 Farmworker Housing Standards. Amend the Zoning Code to ensure that permit processing procedures for farmworker housing do not conflict with Health and Safety Code Sections 10721.5 and 17021.6. Additionally, the City will amend the Zoning Code to allow farmworker housing projects in residential areas (including areas formerly designated as agriculture prior to the 2015 General Plan update) that are currently used for agricultural production, or within close proximity to areas with active agricultural production, where farm worker housing is a desirable use. The City will also ensure that such procedures encourage and facilitate the development of housing for farmworkers. • Responsible Agency: Development Services Department, Planning Commission • Funding: Departmental budgets
• Time Frame: December 2022

5.11 Prioritize Sewer Hookups for Residential Development for Lower-Income Housing. Adopt written policies that grant priority for water and service allocations to

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proposed developments that include housing units affordable to lower-income households into the General Plan. The City will provide the adopted Housing Element to both the Coachella Water Authority and Coachella Sanitary District immediately upon adoption to promote collaboration on this effort.
• Responsible Agency: Development Services Department
• Funding: Department budgets
• Time Frame: Amend the General Plan within two years of Housing Element adoption. Collaborate with water and sewer providers throughout the planning period.

5.12 Objective Design Standards. Develop objective design standards and clear findings to evaluate projects for compliance with the Architectural Review and Conditional Use processes. This effort will evaluate existing subjective standards required for approval in both the Zoning Code and specific plans. The purpose of these standards is to expedite the development review process and support the City in meetings its housing goals. • Responsible Agency: Development Services Department
• Funding: Department budgets
• Time Frame: Within 3 years of Housing Element adoption.

Goal F: Promote Affordable Housing to Meet the Needs of Lower- and ModerateIncome Households Policies
a) State and Federal Funding. Investigate and pursue state and federal programs and funding sources, such as CDBG and HOME funds, designed to expand housing opportunities for lower-income and special needs households, including extremely lowincome households, farmworkers, the elderly, and persons with physical and developmental disabilities.
b) On-site Affordable Units. Encourage the inclusion of lower-income units, including extremely low-income and moderate-income units, in privately sponsored multi-family housing developments.
c) Affordable Unit Financing. Work with local lending institutions to maximize private financing for the construction of new lower-income housing, including extremely lowincome units, and moderate-income housing.

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d) Developer Marketing. Actively market Coachella to housing developers through appropriate advertisements in development publications and in metropolitan area newspapers.
e) New Assisted Units. Promote the construction of new assisted housing units in the city for lower-income households, including those with extremely and very low income.

Programs

6.1 Development Fee Deferral. When feasible, continue to defer development fees for housing units affordable to extremely low-, very low-, and low-income households. • Responsible Agencies: Development Services, Building, and Public Works Departments
• Financing: Department budgets
• Time Frame: Ongoing

6.2 Affordable Unit Financing. Continue to work with nonprofit and for-profit developers to apply for financing to fund the development of housing affordable to lower-income and special needs households, particularly housing that will serve persons with extremely low incomes, farmworkers, the elderly, and persons with disabilities and developmental disabilities. The City will be open to providing letters of support for funding applications; the City will also consider partnerships with nonprofits for utilization of City staff to help write and to review project applications. The City will take actions necessary to expedite processing and approvals for such projects prioritizing projects in Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs).
• Responsible Agency: Development Services Department
• Funding: General Fund, HCD
• Time Frame: Assist with funding applications on an ongoing basis; annually review potential funding opportunities

6.3 CDBG and HOME Funds. Continue to pursue funding for the construction and rehabilitation of affordable housing, including annual applications for HOME and CDBG funds. The City will work with nonprofit and for-profit housing developers and will take actions necessary to expedite processing and approvals for such projects. • Responsible Agency: Development Services Department
• Funding: HCD
• Time Frame: Annually

6.4 Density Bonus. AB 2345, which took effect on January 1, 2021, revised the State density bonus law (Government Code §65915-65918). It increases the maximum density bonus to up to 50 percent. The City will update its local density bonus provisions to be consistent with State law. Additionally, the City will consider modifying its procedures to eliminate City Council approval for density bonus requests.
• Responsible Agency: Development Services Department
• Funding: Department budget
• Time Frame: 2023

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6.5 Website Update. The City will include housing-related resources including information regarding the City’s housing rehabilitation program, first-time homebuyer loans, loans available through CalHFA, and other relevant links.
• Responsible Agency: Development Services Department
• Funding: CalHFA First-Time Homebuyer Program
• Time Frame: Annually review information

6.6 Infrastructure Grants. Infrastructure must be expanded to support future housing development opportunities for moderate and lower-income households. The City will pursue grant funding for infrastructure that facilitates development of moderate and lowerincome housing sites (e.g., Infill Infrastructure Grant, etc.) and increase the availability of developable land in highest resource areas (See Appendix F) and on sites designated in the General Plan for higher density multi-family or mixed-use development. • Responsible Agency: Development Services Department
• Funding: Grant funding
• Time Frame: Ongoing

6.7 Streamlined Approvals. Develop a written policy or project review and approval guidelines as appropriate to specify the SB 35 (2017) streamlining approval process and standards for eligible projects, as set forth under California Government Code, Section 65913.4.
• Responsible Agency: Development Services Department
• Funding: Departmental Budget
• Time Frame: Within 12 months of Housing Element adoption

6.8 Place-Based Neighborhood Revitalization. The City will continue to carry out a variety of neighborhood improvement efforts to revitalize the Coachella community and promote fair housing and access to resources and opportunities in all parts of Coachella. The City will improve neighborhoods and places in Coachella in the most need of place-based planning and improvement strategies, as well as places with the greatest capacity for accommodating housing for lower income households. Efforts include, but are not limited to, the following:

Planning. The City will continue to implement the Downtown Specific Plan and other City specific plans which have targeted recommendations for infrastructure improvements and neighborhood revitalization. As needed, the City will modify adopted policies to continue to identify areas in need of improvement and additional resources.

Implementation. The City will continue to prioritize the Capital Improvement Plan (CIP), annually, and seek additional funding and other resources toward community revitalization in targeted areas. Additionally, the City will continue to pursue concurrent efforts (Program 2.6 and Program 6.6) to improve infrastructure capacity in opportunity areas and in areas of need, including DUCs.

Partnerships. As part of ongoing and regular coordination with regional housing advocates, the City will seek new partnerships with agencies and grant funding opportunities to implement neighborhood improvements as part of new housing projects.

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• Responsible Agency: Development Services Department
• Funding: Departmental budget, grant funding (as available) • Time Frame: Identify priority specific plan programs for implementation by 2025, prioritize CIP funding annually.

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Goal G: Preserve Existing Affordable Housing Opportunities for Lower Income Residents of the City
Policies
a) Preservation Funding. Utilize federal, state, and local funding to preserve lower- income rental housing to the extent possible.
b) Preservation Cooperation. Work closely with nonprofit organizations and public agencies involved in the provision of affordable housing to preserve existing lower- income rental units in the city.
c) Displacement Prevention. Prevent the displacement of lower-income residents from assisted housing units that may convert to market-rate housing in the future targeting City efforts in areas subject to the greatest displacement risk (See Appendix F, Figure F-23:

Vulnerable Communities (2017).

Programs

7.1 Housing Choice Vouchers. Actively support the Riverside County Housing Authority’s attempts to secure additional Section 8 Housing Choice rental assistance for extremely low-, very low-, and low-income households.
• Responsible Agency: Development Services Department
• Financing: HUD Section 8 Certificate and Housing Voucher Programs • Time Frame: Ongoing

7.2 At-Risk Housing. Although there are not units at risk of converting to market rate during the 6th Cycle, the City will mMonitor and assist in the preservation of affordable units at risk of converting to market rate in the future as well as coordinate with local providers to maintain adequate conditions of existing affordable units to ensure they maintain available.. Actions will include:
• Monitor the Risk Assessment report published by the California Housing Partnership Corporation (CHPC).
• Maintain regular contact with the local HUD office regarding early warnings of possible opt-outs.
• Maintain contact with the owners and managers of existing affordable housing to determine if there are plans to opt out in the future and offer assistance in locating eligible buyers.
• Maintain the list of potential purchasers of at-risk units and act as a liaison between owners and eligible purchasers.
• Coordinate with CVHC to make necessary improvements to maintain and preserve existing affordable housing stock.
• Ensure that all owners and managers of affordable housing are provided with applicable state and federal laws regarding notice to tenants of the owner’s desire to opt-out or prepay. State law requires a 12-month notice. • Responsible Agency: Development Services Department
• Funding: HCD

Item 16.
41 | City of Coachella 2021-2029 Housing
Element
• Time Frame: Ongoing
Quantified Objectives
Table IV-1 presents the City’s quantified objectives for construction, preservation, and rehabilitation for the 2021 – 2029 planning period that will be achieved through the policies and programs described above.

Table IV-1: Quantified Objectives
Program Type/Affordability
Extremely
Low
Very Low Low Moderate
Above
Moderate
Total
New Construction 516 517 784 1,367 3,804 6,988
Rehabilitation 5070 5070
Conservation/Preservation 50 100 150 300
Total 516566 517617 8341004 1,367 3,804 7,038358

Item 16.

Item 16.

Housing Needs Assessment City of Coachella | A-1
Appendix A:Housing Needs Assessment
Contents
Appendix A: Housing Needs Assessment............................................. A-1 Section A.1 Introduction and Summary ............................................................................... A-2 A.1.1 Introduction...................................................................................................... A-2 Section A.2 Population Characteristics ............................................................................... A-2 A.2.1 Population........................................................................................................ A-2 A.2.2 Age .................................................................................................................. A-3 A.2.3 Race/Ethnicity.................................................................................................. A-4 A.2.4 Employment..................................................................................................... A-4 Section A.3 Household Characteristics ............................................................................... A-6 A.3.1 Household Type............................................................................................... A-6 A.3.2 Household Size................................................................................................ A-6 A.3.3 Overcrowding................................................................................................... A-7 A.3.4 Household Income........................................................................................... A-8 A.3.5 Special Housing Needs.................................................................................. A-10 Section A.4 Housing Stock Characteristics ....................................................................... A-22 A.4.1 Housing Type and Vacancy ........................................................................... A-22 A.4.2 Housing Tenure ............................................................................................. A-23 A.4.3 Housing Units Permitted ................................................................................ A-25 A.4.4 Housing Age and Condition ........................................................................... A-26 Section A.5 Housing Costs and Affordability ..................................................................... A-27 A.5.1 Ownership Costs............................................................................................ A-27 A.5.2 Rental Costs .................................................................................................. A-28 A.5.3 Overpayment ................................................................................................. A-29 A.5.4 At-Risk Housing Assessment......................................................................... A-34

Item 16.

A-2 | City of Coachella Housing Needs Assessment
Section A.1 Introduction and Summary
A.1.1 Introduction
This section forms the foundation for understanding Coachella’s housing needs. It analyzes a range of demographic, economic, and housing-related variables to determine the extent and context of the City’s housing-related need. Information gathered through this section provides a basis from which to build housing goals, policies, and programs to address those needs.

This section includes an analysis of the City’s population, special needs groups, employment, housing stock, and housing affordability.

The main source of data used to form the majority of this section is HCD pre-certified local housing data provided by SCAG, which relies primarily on the American Community Survey 2014-2018, California Department of Finance, HUD’s Comprehensive Housing Affordability Strategy (“CHAS”) data, and California Department of Developmental Services.

Section A.2 Population Characteristics
A.2.1 Population
Coachella had a total population of 47,186 in 2020, according to the California Department of Finance. The chart below describes the population trend in Coachella over the past 20 years.

During this period, Coachella’s population grew by 108 percent while the SCAG region grew by 15 percent (or an annual growth rate of 3.7 percent compared to 0.7 percent for the region).

Item 16.

Housing Needs Assessment City of Coachella | A-3
Figure A-1: Population Trend, 2000-2020
Source: SCAG 2020 Pre-Certified Local Housing Data (CA DOF E-5 Population and Housing Unit Estimates) A.2.2 Age
Age is an important factor that impacts a city’s housing needs, as needs and requirements change at different ages. In addition, different age groups will have different housing needs depending on a variety of factors, such as family status, household size, income level, and living preferences.

A city with a large population of children relative to the adult population will need more housing for larger households, while a city with a large population of young adults might require more affordable studio and one-bedroom units. Similarly, having a larger senior population may indicate the need for housing that is ADA accessible or smaller units for seniors who seek to down-size.

The share of Coachella’s population which is under 18 years of age is 26.1 percent, which is higher than the regional share of 23.4 percent. The seniors (age 65 and above) make up 7.3 percent of the population, which is lower than the regional share of 13 percent. The median age in Coachella is 33.5 years, lower than that of Riverside County (35.3 years). The population of Coachella is 48.2 percent male and 51.8 percent female.

Figure A-2: Current Population by Age and Sex
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates)

0.0 5.0

10.0 15.0

20.0 25.0

30.0 35.0

40.0 45.0

50.0 2000 2005 2010 2015 2020
Coachella 22,724 29,754 40,704 44,809 47,186
SCAG 16,516,703 17,541,873 18,051,534 18,731,901 19,021,787

15.0 15.5

16.0 16.5

17.0 17.5

18.0 18.5

19.0 19.5
Thousands
Millions
3,000
2,000
1,000
0 1,000
2,000
3,000
0-4 5-9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75-79 80-84 85+ Male Female

Item 16.

A-4 | City of Coachella Housing Needs Assessment
A.2.3 Race/Ethnicity
The largest racial group in Coachella is “Some Other Race”, representing 70 percent of the total population. Note that is a common occurrence in communities with large Hispanic populations, as the distinction between race and ethnicity is sometime unclear to census respondents. In Coachella, 98 percent of the population of is Hispanic or Latino (of any race), compared to 48 percent of the population of Riverside County.

Figure A-3: Race and Ethnicity
Note: “Hispanic or Latino” can be defined as a person of Cuban, Mexican, Puerto Rican, South or Central American, or other Spanish culture or origin regardless of race
Source: American Community Survey 2014-2018 5-year estimates, DP05 A.2.4 Employment
There are 21,210 workers living within Coachella who work across 13 major industrial sectors made up of groupings of two-digit North American Industry Classification System (NAICS) codes.

The chart below provides more detailed employment information. The most prevalent industries are Arts, Entertainment, Recreation, which includes Food Service and Accommodations, with 3,642 employees (17.2 percent of total) and Retail trade with 3,318 employees (15.6 percent of total). Information is the least prevalent employment industry, employing approximately 1 percent of employees.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
White Black or
African
American
American
Indian and
Alaska
Native
Asian Native
Hawaiian
and Other
Pacific
Islander
Some
Other
Race
Two or
more races
Hispanic or
Latino (of
any race)
Not
Hispanic or
Latino
Coachella Riverside County

Item 16.

Housing Needs Assessment City of Coachella | A-5
Figure A-4: Employment by Industry
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates using groupings of 2-digit NAICS codes)
In addition to understanding the industries in which the residents of Coachella work, it is also possible to analyze the types of jobs they hold. Of all job types, the most prevalent occupational category in Coachella is “Services”, in which 7,553 (35.6 percent of total) employees work. The second-most prevalent type of work is in Natural Resources (including agriculture), which employs 4,916 (23.2 percent of total) residents of Coachella.

Figure A-5: Employment by Occupation
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates using groupings of SOC codes)
2,046
2,205
936
393
3,318
558
185
639
2,853
2,621
3,642
1,179
635
0 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000
Agriculture
Construction
Manufacturing
Wholesale Rrade
Retail Trade
Transportation
Information
Finance
Professional Services
Education & Social Services
Arts, Entertainment, Recreation
Other
Public Admininstration
2,210
7,553
3,873
4,916
2,658
2,616,827
1,500,551
1,743,617
675,894
1,118,977

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%
Management Services Sales Natural Resources Production
Coachella 10.4% 35.6% 18.3% 23.2% 12.5%
SCAG 34.2% 19.6% 22.8% 8.8% 14.6%
Coachella SCAG

Item 16.

A-6 | City of Coachella Housing Needs Assessment
Section A.3 Household Characteristics
A.3.1 Household Type
Of the 14,674 total households in Coachella, 5,789 (or 39 percent) consist of married-couple families, 2,845 (or 19 percent) consist of “Other” family, and 6,040 (or 41 percent) consist of nonfamily households. “Other” family represents households with one or more related persons with no spouse present. This can include single parent households or grandparents with children.

Figure A-6: Household Type
Source: ACS 5-year estimates (2018), S2501
A.3.2 Household Size
In Coachella, the largest share of households (39 percent) consists of a household with just one person, while the lowest share of households (12 percent) consists of three people. Coachella has a higher share of single-person households than the SCAG region overall (39 percent vs 23.4 percent). This is a considerably significant increase in single person households over the past 10 years. The average household size in 2018 was 4.65 persons. 39%
19%
41%
Married-couple family Other family Non-family household

Item 16.

Housing Needs Assessment City of Coachella | A-7
Table A-1: Household Size
2010 2018
Total % Total %
1-person household 464 5% 5,718 39%
2-person household 1,007 11% 2,393 16%
3-person household 1,316 15% 1,775 12%
4- person household 2,017 22% 2,033 33%
5-or-more person household 4,194 47% 2,755 19%
Total occupied housing units 9,998 100% 14,674 100%
Source: ACS 5-year estimates (2018), S2501; US Census (2010) A.3.3 Overcrowding
Overcrowding is defined by the Census as a unit in which more than one person occupies a room (excluding bathrooms and kitchens), while units occupied by more than 1.5 people are considered severely overcrowded. These circumstances can occur due to a lack of adequate affordable housing and housing costs becoming greater relative to household income. Families, especially larger ones and those with lower incomes, may choose to double-up or rent rooms in order to alleviate the financial burden and allocate more income for other necessities. Overcrowding can result in poor living conditions and lead to more rapid deterioration of the property. Therefore, maintaining proper levels of occupancy by preventing overcrowding can improve overall quality of life for all residents.

In Coachella, renter-occupied households are more likely to be overcrowded than owner-occupied households. 9.8 percent of renter households are overcrowded, and 1.6 percent are severely overcrowded; while 6.3 percent of owner-occupied households are overcrowded, and 1.9 percent are severely overcrowded. Rates of overcrowding are lower in Coachella than the SCAG region across renter-occupied households, but higher across owner-occupied households.

Item 16.

A-8 | City of Coachella Housing Needs Assessment
Figure A-7: Overcrowding by Extent and Tenure
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year) A.3.4 Household Income
Household income is a critical component of housing affordability. Income impacts the decision to rent versus own, the size of unit, and location of housing. Coachella’s median household income in 2018 was $33,870, which is 47 percent lower than the County’s median income of $63,948. The mean income in Coachella is 47 percent lower than in Riverside County.

Table A-2: Household Income
Coachella Riverside County
Median Income $33,870 $63,948
Mean Income $45,121 $84,391
Source: ACS 5-year estimates (2018), S1901
The RHNA addresses housing challenges for four income categories defined by their respective proportion of the county area median income (AMI). The below table defines these income categories.

Table A-3: Income Categories as a Percentage of AMI
% of AMI
Extremely Low 0-30%
Very Low 30-50%
Low 50-80%
Moderate 80-120%
Above Moderate > 120%
Source: Department of Housing and Community Development, 2020

6.3%

1.9%

9.8%

1.6%

4.9%

1.3%

15.6%

6.4%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

18.0%

1.0+/room 1.5+/room 1.0+/room 1.5+/room
Owner Owner Renter Renter
Percent of Total Households
Coachella SCAG

Item 16.

Housing Needs Assessment City of Coachella | A-9
The following table shows the 2020 income limits for the four income categories in Riverside County. The above moderate category includes all households earning above the upper limit of the moderate-income category.

Table A-4: Riverside County 2020 Annual Income Limits by Household Size Number of Persons in Household: 1 2 3 4 5 6 7 8
Riverside County Area Median
Income: $75,300
Extremely
Low
15,850 18,100 21,720 26,200 30,680 35,160 39,640 44,120 Very Low 26,400 30,150 33,900 37,650 40,700 43,700 46,700 49,700 Low 42,200 48,200 54,250 60,250 65,100 69,900 74,750 79,550 Median
Income
52,700 60,250 67,750 75,300 81,300 87,350 93,350 99,400 Moderate 63,250 72,300 81,300 90,350 97,600 104,800 112,050 119,250 Source: Department of Housing and Community Development, 2020 Using data from the American Community Survey (ACS), HUD compiles a dataset called the Comprehensive Housing Affordability Strategy (CHAS) that allows local governments to analyze their regional housing issues. The most recently available CHAS dataset indicated that nearly two-thirds (65 percent) of all households in Coachella earn less than 80 percent of AMI.

Figure A-8: Household Income Distribution
Source: HUD CHAS, 2012-2016
A.3.5 Extremely Low-Income
Because income is one of the main components of housing stability, ensuring adequate housing for households considered extremely low-income (below 30 percent of AMI) can be especially challenging. According to the CHAS data, approximately 19 percent of households in Coachella 2,145
2,405
2,810
4,020
0%
5%
10%
15%
20%
25%
30%
35%
40%
Extremely Low (0-
30% AMI)
Very Low (30-50%
AMI)
Low (50-80% AMI) Moderate and
Above Moderate
(>80% AMI)

Item 16.

A-10 | City of Coachella Housing Needs Assessment
are extremely low-income. The race/ethnicity with the highest share of extremely low-income households is Hispanic, as 97 percent of ELI households are Hispanic, and 19.1 percent of Hispanic households are ELI. In the SCAG region, the race/ethnicity with the highest share of extremely low-income households is Black, non-Hispanic (27.1 percent versus 17.7 percent of total households). Note that the total number of households in the table below differs slightly because the CHAS data uses ACS 2012-2016 data while the rest of this appendix uses ACS 2014-2018 data.

ELI households have increasingly difficult housing challenges compared to other income categories, often unattainable without subsidy. The City has recently approved several affordable housing projects in recent years; however, these are often not at depths of affordability for ELI.

To continue to support these households, the City proposes Program 1.7 to continue to seek Housing Choice Vouchers for ELI households. Additionally, single room occupancy units, or SROs, may be a more affordable option for ELI households. Current zoning does not allow SROs.

To promote SROs, the City proposes Program 5.9 to amend the zoning ordinance and facilitate development of SROs.

Table A-5: Extremely Low-Income Housing Needs
Total Households Households below 30% HAMFI Share below 30% HAMFI White, non-Hispanic 325 55 16.9%
Black, non-Hispanic 70 0 0.0%
Asian and other, non-Hispanic 58 0 0.0%
Hispanic 10,940 2,090 19.1%
TOTAL 11,393 2,145 18.8%
Renter-occupied 3,990 1,260 31.6%
Owner-occupied 7,390 880 11.9%
TOTAL 11,380 2,140 18.8%
Note: HAMFI refers to Housing Urban Development Area Median Family Income Source: SCAG 2020 Pre-Certified Local Housing Data (HUD CHAS, 2012-2016) A.3.6 Special Housing Needs
Certain segments of the population encounter more difficulty in finding decent, affordable housing due to special circumstances. Special needs may be related to one’s employment type and income, family characteristics, medical condition or disability, or household characteristics. These households may require special accommodations, such as on-site supportive services, unique building design, or spatial accommodations. The special needs categories assessed in this section include large families, seniors, female-headed households, people with disabilities, farmworkers, and people experiencing homelessness.

Item 16.

Housing Needs Assessment City of Coachella | A-11
Large Families
Large families are family households that consist of five or more people. Larger households require larger dwelling, such as three-, four-, or five-bedroom units. Because this housing type is in shorter supply and costs more than smaller units, housing affordability can be a challenge.

Lower-income large families may also opt to live in smaller units to save money, putting them at risk of overcrowding.

The following chart illustrates the range of household sizes in Coachella by housing tenure. The most common household size consists of one person (39.0 percent) and the second-most common household consists of two people (16.3 percent). Coachella has a higher share of singleperson households than the SCAG region overall (39.0 percent vs. 23.4 percent) and a higher share of 7+ person households than the SCAG region overall (3.5 percent vs. 3.1 percent).

Figure A-9: Households by Household Size
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) Per the chart above, 18.7 percent of all households in Coachella, or about 2,755 households, are considered large households (those that contain five or more members). As noted in Table A-1, this is a significant reduction in large family households than in 2010. Adequate housing for such households would consist of at least a 3-bedroom unit, assuming the unit has a living room and dining room. According to the table below, 79 percent of Coachella’s housing units are 3- bedrooms are more. Therefore, the housing mix in Coachella is considered adequate to accommodate larger household sizes, especially given the reduction in large families.

39.0%

16.3%

12.1% 13.9%

9.5%

5.7% 3.5%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%

45.0%
1 2 3 4 5 6 7+
Households (% by size category)
Number of People per Household
Renter Owner Total

Item 16.

A-12 | City of Coachella Housing Needs Assessment
Table A-6: Housing Units by Number of Bedrooms
Housing Units Percent
No bedroom 200 1%
1 bedroom 613 4%
2 bedrooms 2,401 16%
3 bedrooms 6,343 41%
4 bedrooms 4,313 28%
5 or more bedrooms 1,535 10%
Total 15,405 -
Source: American Community Survey 2014-2018, 5-year estimates, Table DP04 Senior Households
Elderly households are defined as households consisting of at least two people who are either or both at least 62 years of age. Senior households are defined as households with one or more persons over the age of 65 years. These households have particular housing needs, such as housing affordability, as the elderly typically live on a fixed or limited income and incur higher healthcare costs. Seniors are also more likely to have a physical disability and require specific accommodations. Adequate housing for these households includes housing that is:
• Safe
• Accessible
• Able to accommodate live-in caretakers or provide on-site services • In close proximity to shopping, medical services, and transportation There are several different types of housing appropriate for seniors, including:
• Senior Apartment: Age-restricted housing for older adults who are able to live without assistance.
• Independent Living: Housing that provides assistance such as meal preparation, housekeeping, and transportation. These facilities typically provide residents with convenient access to medical care if needed.
• Assisted Living: A residential community that provides similar services as above, as well as assists residents with Activities of Daily Living (ADLs), such as bathing, dressing, and eating.
• Nursing Home: A licensed facility that provides 24-hour nursing care, room and board, and custodial care. Nursing homes typically provide the highest level of care outside of hospitals.

Item 16.

Housing Needs Assessment City of Coachella | A-13
• Skilled Nursing Facility (SNF): A nursing home that provides in-patient rehabilitation staffed by trained medical providers. Patients do not typically require long-term care.

Although there are a variety of housing options, many of the choices that provide higher levels of care can be out of reach for people living on limited means. Therefore, lower-income seniors are more likely to live in housing that does not adequately meet their needs.

In Coachella, multi-generational household configurations serve the elderly by offering a stable living situation, often with the support of family members in the same household. As shown in Table A-6, a majority of the housing stock in Coachella is 3 or more bedrooms, which can serve larger multigenerational households. The La Serenas project is a Senior housing project consisting of 6 single family dwellings on .43 acres on 7th Street (APN 778-093-013).

To continue to ensure housing remains available and accessible for seniors, the City proposes Program 1.6 to encourage one first floor bedroom and a second unit in new projects.

Over eight in 10 seniors in Coachella are considered low-income. Of Coachella's 934 elderly households, 83.4 percent earn less than 80 percent of AMI. 32.1 percent of the elderly population are considered extremely low-income and earn less than 30 percent of AMI (compared to 24.2 percent in the SCAG region), while 68.0 percent of these households earn less than 50 percent of AMI (compared to 30.9 percent in the SCAG region).

Table A-7: Elderly Households by Income and Tenure
Income category, relative to surrounding area Owner Renter Total Percent of Total Elderly Households:
< 30% HAMFI 135 165 300 32.1%
30-50% HAMFI 255 80 335 35.9%
50-80% HAMFI 120 24 144 15.4%
80-100% HAMFI 65 10 75 8.0%
> 100% HAMFI 80 0 80 8.6%
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) Female-headed Households
Female-headed households are households that do not have a male adult present. They can consist of both family and non-family households and may or may not have children. Femaleheaded households are considered special needs because they are more likely than the overall population to be in poverty. Because income is typically lower than a two-parent household with two income earners, single-parent households can experience more challenges finding affordable housing for their family. Consequently, high-quality childcare can be more difficult to secure when household income is already limited.

Item 16.

A-14 | City of Coachella Housing Needs Assessment
Because single parent households often operate on a more limited income, promotion of more affordable housing options will benefit female-headed households. The City proposes Programs

1.2, 1.8, and 5.1 to increase supply of housing, including affordable housing.

Coachella has a lower share of female-headed households than the SCAG region overall. Of Coachella's 14,674 total households, 12.5 percent are female headed, compared to 14.3 percent in the SCAG region. 7.5 percent are female-headed and with children (compared to 6.6 percent in the SCAG region) and 1.0 percent are female-headed and with children under six years old (compared to 1.0 percent in the SCAG region).

As shown in Table A-6, a majority of housing units in Coachella consist of 3 or more bedrooms.

While this is suitable for large families, the number of large families in Coachella is in decline.

Smaller one or two-bedroom units may better serve single parent households, as smaller units may also be more affordable than larger houses. To promote smaller units the City proposes Program 1.6.

Figure A-10: Female Headed Householders (FHH)
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) Persons with Disabilities
People are considered to have a disability if they have one of more of the following:
• Difficulty seeing or hearing, such as blindness or deafness • Difficulty performing basic physical activities, such as walking, climbing stairs, and lifting • Difficulty learning, remembering, or concentrating
• Difficulty dressing, bathing, or getting around inside the home • Difficulty going outside the home alone to shop or visit a doctor’s office • Difficulty working at a job or business
People with disabilities can face many barriers to securing accessible and affordable housing, including living on fixed and limited incomes, limited housing choices offering accessibility 14674

12.5%; 1834

7.5%; 1100

1.0%; 153
0 2000 4000 6000 8000 10000 12000 14000 16000
Total Households
Total FHH
FHH w/children
FHH w/children under 6
Percent of total househods; Number of households

Item 16.

Housing Needs Assessment City of Coachella | A-15
features, higher healthcare expenses, and potential discrimination. The need for adequate and accessible housing outstrips supply and availability. The majority of housing in most communities lack even basic mobility accessibility features such as ramps, extra-wide doors, raised toilets, and lowered counters.

Adequate housing for these households includes, but are not limited to, housing that is:
• Safe
• Accessible
• Able to accommodate live-in caretakers or provide on-site services • In close proximity to shopping, medical services, and transportation • Designed to facilitate mobility and independence
Disability data can provide valuable context for assessing current and future need for accessible housing units. Since some disability types are not recorded for children below a certain age, calculating disability as a percentage of total population may not be accurate. The most common types of disabilities in Coachella in 2018 were ambulatory disabilities followed by cognitive disabilities.

As noted above, housing design is an important factor in suitability of housing. Since the City does not have a reasonable accommodation ordinance to streamline housing modifications for persons with disabilities, including seniors, the City proposes Program 4.2 to develop a reasonable accommodation ordinance. When independent living is not the most appropriate choice, supportive living situations are an alternative housing choice. The City proposes Program 5.8 to clarify that residential care facilities are an allowed use, consistent with State law.

Figure A-11A: Disability by Type
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) 622
541
1,212
2,524
990
1,173
0 500 1,000 1,500 2,000 2,500 3,000
Hearing
Vision
Cognitive
Ambulatory
Self-care
Independent Living

Item 16.

A-16 | City of Coachella Housing Needs Assessment
Of the total senior population in Coachella, the most common types of disabilities in 2018 were ambulatory disabilities (36.3 percent of the total senior population) and independent living disabilities (19.0 percent of the total senior population).

Figure A-11B: Disability by Type – Seniors (65 and over) Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) Persons with Developmental Disabilities
According to Section 4512 of the California Welfare and Institutions Code, a "developmental disability" means a disability that originates before an individual attains age 18 years, continues, or can be expected to continue indefinitely, and constitutes a substantial disability for that individual, which includes cerebral palsy, epilepsy, and autism.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

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 community-based facilities. DDS also provides data on developmental disabilities by age and type of residence. These data are collected at the ZIP-code level and were joined to the jurisdiction-level by SCAG. Totals may not match as counts below 11 individuals are unavailable and some entries were not matched to a ZIP code necessitating approximation. According to DDS, there are about 784 residents with a development disability in Coachella, most of whom

9.8%

4.8%

7.5%

36.3%

11.1%

19.0%

13.1%

6.6%

10.1%

22.9%

10.5%

17.5%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%
Hearing Vision Cognitive Ambulatory Self-care Independent Living
Percent of Senior Population
Coachella Percent SCAG Region Percent

Item 16.

Housing Needs Assessment City of Coachella | A-17
are able to live in their own home with their parent or guardian. The need for housing suitable for persons with developmental disabilities, especially those living at home, can be met.

Table A-8: Development Disabilities
Coachella
By
Residence:

Home of Parent/Family/Guardian 717
Independent/Supported Living 38
Community Care Facility 15
Intermediate Care Facility 0
Foster/Family Home 10
Other 5
By Age:
0 - 17 Years 402
18+ Years 382
Total 784
Note: This table has been modified to correct an error in the pre-certified data.

Source: SCAG 2020 Pre-Certified Local Housing Data
Understanding the employment status of people with disabilities may also be an important component in evaluating specialized housing needs. In Coachella, 35 percent of the population with a disability is employed, compared to 72 percent of the non-disabled population. Over half of people with disabilities (58 percent) are not in the labor force.

Table A-9: Disability by Employment Status
With a Disability Percent of Total No Disability Percent of Total Employed 644 35% 20,255 72%
Unemployed 126 7% 3,114 11%
Not in Labor Force 1,081 58% 4,628 17%
TOTAL 1,851 - 27,997 -
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) Housing for People with Disabilities
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.

The Inland Regional Center designs programs according to age, specialization, and geographic location. Categories include Early Start/Prevention 0–3, School Age 3–15, Transition 16–22, Adult 23–59, and Senior 60+. These programs provide support for individuals, enabling them to live at

Item 16.

A-18 | City of Coachella Housing Needs Assessment
home. To become eligible for services, applicants must reside in either Riverside County or San Bernardino County and be diagnosed with a developmental disability.

Residents Living Below the Poverty Level
For individuals living below the poverty level, housing stability can be precarious as their low incomes make them very high risk for homelessness. Poverty thresholds, as defined by the ACS, vary by household type and size. In 2018, a single individual under 65 was considered in poverty with an income below $13,064 per year while the threshold for a family consisting of two adults and two children was $25,465 per year. In Coachella, 12.2 percent of total households are experiencing poverty, compared to 7.9 percent of households in the SCAG region.

Figure A-12: Households by Poverty Status
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) Farmworkers
Agriculture is an important component of the local and regional economy. Farmworkers are generally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants or support activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening.

Farmworkers are considered a special needs group because these workers traditionally earn lowpaying wages while frequently live in overcrowded and substandard housing conditions. While only a small share of SCAG region jurisdictions has farmworkers living in them, they are essential to the region's economy and food supply. Coachella, however, has an especially large share of farmworkers compared to other SCAG jurisdictions. While farmworkers inhabit many housing types, such as mobile homes, single-family homes, and apartments, a large portion of farmworkers live in spaces not intended for human habitation, such as shacks and illegal garages.

This indicates a gap in farmworker housing supply, and a need for additional farmworker focused

12.2%; 1,787

4.3%; 635

3.7%; 537

1.9%; 275
0 200 400 600 800 1,000 1,200 1,400 1,600 1,800 2,000
Total households in poverty
Female-headed
Female-headed with children
Female-headed with 3 or more children
Percent of total households; Number of households

Item 16.

Housing Needs Assessment City of Coachella | A-19
housing development. Because of their predominantly low incomes, housing affordability and safety are acute needs for farmworkers. In addition, many permanent farmworkers live with children under the age of 18 or with other family members, indicating a need for traditional housing such as single-family homes and apartments.

Farmworkers account for 9.12 percent of all workers in Coachella in 2018, while employees in the agricultural industry overall account for 9.65 percent of total Coachella workers. Farmworker households are among the existing households counted as part of the CHAS housing needs and estimates of existing and projected housing needs produced by SCAG. Consequently, resident low-income farmworker households would be included among all households. Resident farmworker housing needs would be counted as part of lower income households experiencing problems of overpaying, overcrowding, and substandard housing, and as such programs to increase supply of affordable housing would benefit farmworkers as well. Outside of the City limits there are farms and farmworker housing developments. It is important that farmworkers have housing opportunities within close proximity to agricultural operations. As agricultural land transitions to other uses, the City shall continue to allow farmworker housing although no longer mandated by State law (see Program 5.10). Because of the observed need for continued support and housing resources for local farmworkers, the City includes Program 1.10 to support local farmworker advocacy groups and developers in identifying sites for farmworker housing. Currently 5 sites have been identified for farmworker housing. The following sites are home to rehabilitated and newly constructed residences:
• 52664 Harrison Street, Coachella, CA 92236
• 1492 Orchard Avenue, Coachella, CA 92236
• 84800 Bagdad Avenue, Coachella, CA 92236
• 84851 Bagdad Avenue, Coachella, CA 92236
• 84900 Bagdad Avenue, Coachella, CA 92236
Financed by the Low Income Housing Tax Credit, these housing options are specifically tailored to farmworkers with families.

Table A-10A: Farmworkers by Occupation
Coachella Percent of total Coachella
workers
SCAG
Total
1,934 9.12% 57,741 Total jobs: Farming, fishing, and forestry occupations 1,066 7.18% 31,521 Full-time, year-round jobs: Farming, fishing, and forestry occupations
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates using groupings of SOC codes)

Item 16.

A-20 | City of Coachella Housing Needs Assessment
Table A-10B: Employment in the Agricultural Industry
Coachella Percent of total Coachella
workers:

SCAG
Total
2,046 9.65% 73,778 Total in agriculture, forestry, fishing, and hunting 1,168 7.87% 44,979 Full-time, year-round in agriculture, forestry, fishing, and hunting
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates using groupings of NAICS codes)
Homeless Persons
People experiencing homelessness are one of the most vulnerable special needs groups assessed due to the diversity of causes and difficulty in providing sufficient and coordinated treatment. Homelessness can result from a wide range of factors, such as housing unaffordability, job loss, and lack of services and treatment for mental illness and/or substance abuse. Despite the variety of causes, the provision of affordable housing, especially subsidized units for single individuals, can greatly contribute to the long-term solution of addressing homelessness.

As part of a community-wide effort to address homelessness, Coachella is part the County of Riverside Continuum of Care (CoC), which is a regional planning body funded by HUD that coordinates housing and services funding across its partner jurisdictions. In order to estimate the number of people experiencing homelessness in a region, HUD requires each CoC to conduct an annual or biannual count of its sheltered and unsheltered population known as the Point-in-Time (PIT) count. Though one of the most important tools in combatting homelessness, the PIT count is likely to undercount the number of people experiencing homelessness as this effort is volunteer-driven and the count may miss people who are not visible at the time of the survey.

Because of the precariousness of people experiencing homelessness, the count of these individuals can vary over the course of the year and over extended periods of time. According to the PIT count, there were an estimated 74 persons experiencing homelessness in Coachella in 2023, 67 which were unsheltered.

Emergency Shelters/Transitional Housing
At this time, there are currently no emergency shelters in Coachella. There are two shelters in the neighboring community of Indio, The Coachella Valley Rescue Mission and Martha’s Village and Kitchen. These are region serving facilities. With no local resources, there is a need for emergency shelters, SROs, and other temporary housing options in the City. See Programs 1.9 and 5.6. The Governmental Constraints section describes how the City permits emergency shelters in certain zones and any constraints to emergency shelter development.

Item 16.

Housing Needs Assessment City of Coachella | A-21
Resources for People Experiencing Homelessness
The County of Riverside Continuum of Care (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. The CoC seeks to improve access to and effect utilization of mainstream programs by people who are experiencing or are at-risk of becoming homeless.

Additionally, the CoC seeks to improve and expand the collection of data countywide, develops performance measurements, and allows for each community to tailor its program to the particular strengths and challenges within that community.

Disadvantaged Unincorporated Communities
Disadvantaged unincorporated communities (DUCs) are inhabited areas of 10 or more dwellings located adjacent to or in close proximity to the City’s Sphere of Influence (SOI) in which the median household income is 80% or less than the statewide median income ($48,706 according to Riverside County in 2018). DUCs may be classified as “island,” “fringe” or “legacy,” defined as follows (per the State of California Office of Planning and Research and Government Code Section 65302.10):
• “Island community” means any inhabited and unincorporated territory that is surrounded by or substantially surrounded by one or more cities.
• “Fringe community” means any inhabited and unincorporated territory that is within a city’s sphere of influence.
• “Legacy community” means a geographically isolated community that is inhabited and has existed for at least 50 years.

Without the benefit of political representation in a local jurisdiction, DUCs often suffer from poor access to services and resources, limited or no infrastructure improvements, environmental hazards, and generally unsafe and unsanitary living conditions.

To comply with SB 244, which requires analysis and planning for DUCs, Riverside County LAFCO the City identified and analyzed the needs of four DUCs located in close proximity to Coachella.

This analysis is provided in the City’s General Plan, adopted 2015. These areas are described in Table A-11 and mapped in Figure A-14.

As described in Program 2.7, the City is committed to continuing to coordinate with Riverside County, Riverside County LAFCO, and other interested parties to identify and address housing issues in nearby DUCs.

Table A-11: Coachella DUCs Analysis
Neighborhood Water Sewer Stormwater Fire
Shady Lane Y Y Y N
Cocopah N N Y N
Thermal N N Y N
Fillmore N N Y N
Source: City of Coachella General Plan, 2015

Item 16.

A-22 | City of Coachella Housing Needs Assessment
Figure A-13: Coachella Area DUCs
Source: Riverside County LAFCO, 2021
Section A.4 Housing Stock Characteristics
A.4.1 Housing Type and Vacancy
The chart below provides information on the housing stock in Coachella, which has a total of 10,631 housing units. The most common housing type in Coachella is single-family detached with 7,509 units. The share of all single-family units in Coachella is 73.7 percent, which is greater than the 61.7 percent share in the SCAG region. Of the total housing units in Coachella, 10,126 are occupied, which equates to a 4.8 percent total vacancy rate. The average household size (as expressed by the population to housing unit ratio) is 4.7.

Item 16.

Housing Needs Assessment City of Coachella | A-23
Figure A-14: Housing Type
Source: SCAG 2020 Pre-Certified Local Housing Data (CA DOF E-5 Population and Housing Unit Estimates) Over the past two decades, there has been substantially more construction of single-family residential units than multi-family residential units in Coachella. From 2000 to 2020, single-family residential units increased by 129 percent (or 4,419 units), multi-family residential units increased by 88 percent (or 1,014 units), and mobile units increased by 38 percent (or 174 units).

Figure A-15: Housing Type Trend
Source: SCAG 2020 Pre-Certified Local Housing Data (CA DOF E-5 Population and Housing Unit Estimates) A.4.2 Housing Tenure
Housing security can depend heavily on housing tenure (i.e., whether homes are owned or rented).

In addition, lower-income rental households tend to experience a higher degree of housing problems as defined by the Census, such as overpaying, overcrowding, and substandard housing.

Communities with higher rental populations should therefore consider the unique needs of renters versus owners.
7,509
329 1,002 1,162 629
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Single-Family
Detached
Single-Family
Attached
Multifamily, 2-4
Units
Multifamily, 5+
Units Mobile Homes
Coachella (%) 70.6% 3.1% 9.4% 10.9% 5.9%
SCAG (%) 54.4% 7.2% 7.5% 27.3% 3.5%
Percent of Total Units
3,419
1,150
455
4,589
1,846
537
7,221
2,053
629
7,634
2,113
629
7,838
2,164
629
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
Single-Family Residential (SFR) Multifamily Residential (MFR) Mobile Homes Housing Units
2000 2005 2010 2015 2020

Item 16.

A-24 | City of Coachella Housing Needs Assessment
Of Coachella’s total housing stock, 68.7 percent are owner-occupied and 31.3 percent are renteroccupied. Coachella has a lower share of renters than the SCAG region overall, which is expected given the City’s higher share of single-family homes.

Figure A-16: Housing Tenure
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) In many communities, housing tenure varies substantially based on the age of the occupants. In Coachella, owners outnumber renters in every age group. The age group in which owners most outnumber renters is 85+ (by 74.3 percent), and the least is 15-24 (2.6 percent).

Figure A-17: Housing Tenure by Age
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) Across the SCAG region, the most common move-in period was 2010-2014 (31.9 percent) followed by 2000-2009 (26.1 percent). Similarly, in Coachella, the period during which most people started living in their current residence was 2010-2014 (36.6 percent) followed by 2000- 2009 (36.5 percent). As expected, the group with the most distant move-in period has the highest proportion of owners, who are less likely to move from home to home.

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 (%)
0 500
1,000
1,500
2,000
2,500
3,000
15-24 25-34 35-44 45-54 55-59 60-64 65-74 75-84 85+
Owner 159 1,758 2,137 2,676 1,359 609 1,005 289 88
Renter 151 883 1,422 1,296 270 263 223 73 13
Households

Item 16.

Housing Needs Assessment City of Coachella | A-25
Figure A-18: Housing Tenure by Year Moved to Current Residence Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates A.4.3 Housing Units Permitted
Housing Units Permitted
From 2000 to 2018, Coachella permitted a total of 2,381 units, the majority of which were single family units. Total permits issued decreased during the Great Recession and have not recovered to similar levels of permit activity since. Compared to the larger SCAG region, Coachella permitted more units per 1,000 residents prior to the Great Recession, but has since permitted fewer units per 1,000 residents than the SCAG region overall. In 2018, the SCAG region had four times the rate of permit activity per 1,000 residents compared to Coachella.

Figure A-19: Housing Units Permitted
Source: SCAG 2020 Pre-Certified Local Housing Data (Core Logic/Data Quick)

9.5%

36.6%

36.5%

9.3% 8.1%
0 1,000
2,000
3,000
4,000
5,000
6,000
2015 or later 2010-2014 2000-2009 1990-1999 1989 or earlier Renter 753 2,604 1,010 163 64
Owner 637 2,773 4,346 1,204 1,120
Households (% of total)
Owner Renter

0.0 5.0

10.0 15.0

20.0 25.0

30.0 35.0
0 200
400
600
800
1000
2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
Units permitted per 1000
population
Units Permitted in Jurisdiction
All Units Single-Family Units
Multifamily Units Coachella, all units per 1000 Pop.

SCAG, Units per 1000 Pop.

Item 16.

A-26 | City of Coachella Housing Needs Assessment
A.4.4 Housing Age and Condition
The age of housing stock is a key indicator of the community’s overall housing condition. As homes get older, there is a greater need for maintenance, repair, and/or replacement of key infrastructure systems. If not properly addressed, an aging housing stock can represent poorer living standards, incur more expensive repair costs and, under certain conditions, lower overall property values.

Only 7.1 percent of all units in Coachella are older than 60 years old, compared to 32.1 percent of units in the SCAG region. The greatest share of Coachella's housing units was built between 2000 to 2009, while in the SCAG region more units were built between 1970 to 1979 than any other time. Therefore, Coachella’s housing stock is generally newer than that of the overall SCAG region.

Figure A-20: Housing Units by Year Structure Built
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) The ACS includes surveys with three factors of what may be considered substandard housing.

Of all the housing units in Coachella, 0.82 percent (120 units) lack telephone service, 0.25 percent (36 units) lack plumbing facilities, and 0.24 percent (35 units) lack complete kitchen facilities.

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. 0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
2014 &
Later
2010-
2013
2000-
2009
1990-
1999
1980-
1989
1970-
1979
1960-
1969
1950-
1959
1940-
1949
1939 &
Earlier
Coachella (%) 0.9% 3.1% 46.1% 14.2% 13.4% 8.6% 6.5% 4.6% 1.6% 0.9% SCAG (%) 1.0% 1.5% 10.1% 9.5% 15.0% 16.3% 14.5% 15.9% 6.9% 9.3% Percent of Total Units Coachella (%) SCAG (%)

Item 16.

Housing Needs Assessment City of Coachella | A-27
Table A-12: Code Enforcement Cases Related to Housing Conditions Year
2018 2019 2020 2021 2022 Total
Illegal, Nonconforming Building or
Structure 63 58 36 30 1 188
Substandard Housing 4 1 6 2 0 13
Total 67 59 42 32 1 201
Figure A-21: Substandard Housing
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) Section A.5 Housing Costs and Affordability
A.5.1 Ownership Costs
In 2018, Coachella’s median home sales price was $245,000. The highest home sale price between 2000 and 2018 was $353,000 in 2006. Between this time period, the median home sales price in Coachella increased 188 percent while median sales price in the SCAG region increased 151 percent. Compared to the SCAG region, prices in Coachella have ranged from a low of 38.1 percent of the region median in 2000 and a high of 64.3 percent in 2006, though prices have generally trended in the same direction.

0.82%

0.25% 0.24%

1.95%

0.39%

1.29%
0%
1%
1%
2%
2%
3%
No Telephone Service Available Lacking Plumbing Facilities Lacking Complete Kitchen Facilities Percent of Total Units
Coachella SCAG

Item 16.

A-28 | City of Coachella Housing Needs Assessment
Figure A-22: Median Homes Sales Prices for Existing Homes Note: SCAG median home sales price calculated as household-weighted average of county medians Source: SCAG 2020 Pre-Certified Local Housing Data (SCAG Local Profiles, Core Logic/Data Quick) A.5.2 Rental Costs
Coachella rents are lower than rents in Riverside County. As shown below, the median rent paid in Coachella in 2019 was $879. These figures are supplied by the US Census and in some cases don’t capture current conditions. Over the past 10 years, rents in Coachella have increased 5.5 percent while rents in Riverside County have increased 23 percent.

Figure A-23: Median Rent
Source: ACS 5-year estimates, 2010-2019, DP04

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%
$-
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
Coachella SCAG Coachella Percentage of SCAG Price
$833
$879 $1,115
$1,375
$-
$200
$400
$600
$800
$1,000
$1,200
$1,400
$1,600
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Coachella Riverside County

Item 16.

Housing Needs Assessment City of Coachella | A-29
A.5.3 Overpayment
A standard measure of housing affordability can be determined by comparing the cost of market rate housing versus the price residents can afford to pay for housing based on their income levels.

State and federal standards specify that households spending more than 30 percent of gross annual income on housing are considered to have a housing cost burden. Severe overpaying occurs when households pay 50 percent or more of their gross income for housing. When a household is overpaying for housing costs, the household has less disposable income for other necessities, including health care, food, and clothing. In the event of unexpected circumstances, such as loss of employment and health problems, lower-income households with a burdensome housing cost are more likely to become homeless or be forced to double-up with other households.

Homeowners with a housing cost burden have the option of selling their homes and becoming renters. Renters, on the other hand, are vulnerable and subject to constant changes in the housing market.

Coachella residents experience a higher rate of housing overpayment than the overall SCAG region. Seven out of ten renters in Coachella are housing cost-burdened. Across Coachella's 4,594 renter households, 3,230 (70.3 percent) spend 30 percent or more of gross income on housing cost, compared to 55.3 percent in the SCAG region. Additionally, 1,735 renter households in Coachella (37.8 percent) are severely cost-burdened and spend 50 percent or more of gross income on housing cost, compared to 28.9 percent in the SCAG region.

Figure A-24: Spending on Rent
Source: SCAG 2020 Pre-Certified Local Housing Data
Housing overpayment can affect households across all income levels. However, a lower-income household spending the same percentage of income on housing as a higher-income household will likely experience a more acute sense of cost burden. The below table indicates the number of households in Coachella by their income category and their share of income spent on housing.

As expected, lower-income households are more likely to be housing cost-burdened than higherincome households, and extremely low-income renters are more cost burdened than extremely low-income homeowners. However; due to the large number of households in Coachella who own 25 178
346 275
394
528
388
579
1,735
146
0 200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
<10% 10-15% 15-20% 20-25% 25-30% 30-35% 35-40% 40-49% >50% Not Computed
Number of Households
Percent of Income Spent on Rent

Item 16.

A-30 | City of Coachella Housing Needs Assessment
their own home, there are more homeowners than renters that are cost burdened across all other income categories.

Table A-13: Cost Burden by Income
Households by Share of Income Spent on Housing Cost:

Income Bracket
>30% >50%
Renters Owners Renters Owners
< 30% HAMFI 1,145 615 840 535
30-50% HAMFI 900 950 315 655
50-80% HAMFI 405 1,245 135 445
80-100% HAMFI 80 385 0 90
> 100% HAMFI 30 420 0 60
Total 2,560 3,615 1,290 1,785
Note: HAMFI refers to Housing Urban Development Area Median Family Income.

Source: HUD CHAS, 2012-2016
The below chart provides an analysis of Coachella's renter households (for which income data is available) by spending on rent by income bracket. Similar to the above trends by income level, lower-income households spend a higher share of income on housing (e.g., over 50 percent) while high-income households are more likely to spend under 20 percent of income on housing.

Figure A-25: Spending on Rent by Income
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000 or
more
>50% 1,136 491 108 0 0 0
30-49% 367 903 188 37 0 0
20-29% 47 93 257 195 57 20
<20% 0 46 29 189 103 182
Number of Renter Households
Household Income
>50%
30-49%
20-29%
<20%

Item 16.

Housing Needs Assessment City of Coachella | A-31
Figure A-26: Household Income by Total Rent (Cash)
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) While renter households receive much of the focus when it comes to housing cost analysis, owner households make up 68.7 percent of Coachella (compared to 52.5 percent in the SCAG region).

The most commonly occurring mortgage payment in Coachella is $1,500 to $2,000 per month (compared to $2,000 to $3,000 in the SCAG region).

Figure A-27: Monthly Owner Costs for Mortgage Holders
Source: SCAG 2020 Pre-Certified Local Housing Data (American Community Survey 2014-2018 5-year estimates) Mortgage-holding households in Coachella can be broken down by income and the percentage of income spent on mortgage costs. As expected, lower-income owner occupied households spend a higher share of income on housing costs, while high-income households spend a lower share of income on housing. The income category representing the largest share of mortgageholders is $75,000 or more (1,886 households) and the most prevalent share of income spent on mortgage costs is over 30 percent (4,514 households), which means that a large share of 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less
than
$20,000
$20,000
to
$34,999
$35,000
to
$49,999
$50,000
to
$74,999
$75,000
to
$99,999
$100,00
0 or
more
>$2000/mo. 27 0 0 0 0 12
$1500-2000/mo. 36 162 151 18 25 107
$1000-1500/mo. 208 509 136 176 111 58
$500-1000/mo. 1052 804 295 227 24 25
<$500/mo. 358 58 0 0 0 0 Renter Households
Household Income
>$2000/mo.
$1500-2000/mo.
$1000-1500/mo.
$500-1000/mo.
<$500/mo.

0.6%

8.0%

36.6% 39.7%

13.2%

0.5% 0.7% 1.2%

5.1%

13.7%

19.6%

33.4%

15.4% 12.3%
0%
10%
20%
30%
40%
50%
<$500 $500-$1000 $1000-$1500 $1500-$2000 $2000-$3000 $3000-$4000 >$4000 Pct. of mortgage-holders
Mortgage - Monthly Payment
Coachella SCAG

Item 16.

A-32 | City of Coachella Housing Needs Assessment
mortgage-holders are cost-burdened. This is consistent with the findings in Table A-12, showing the number of cost burdened owners, by income level.

Figure A-28: Costs for Mortgage Holders by Income
Source: SCAG 2020 Pre-Certified Local Housing Data
The table below outlines the affordable monthly payments (rental or owner) for households at all income levels. When comparing to the data above, it is clear lower income households have difficulty finding and securing housing at affordable prices. For example, a very low-income household of three earns less than $34,999 a year and can afford $848 a month on rent, and 90 percent of households in this income category are cost-burdened.

Table A-14: Coachella Ability to Pay for Housing for Extremely Low, Very Low-, Low-, and Moderate-Income Households and Fair Market Rents
Number of Persons in Households
1 2 3 4
Extremely Low
Annual Income Limit $15,850 $18,100 $21,720 $26,200
Monthly Income $1,321 $1,508 $1,810 $2,183
Max. Monthly Gross Rent $396 $453 $543 $655
Max. Purchase Price 5% down2 $69,750 $80,350 $97,250 $118,250 Max. Purchase Price 20% down3 $104,250 $104,250 $126,000 $153,250 Very Low
Annual Income Limit $26,400 $30,150 $33,900 $37,650
Monthly Income $2,200 $2,513 $2,825 $3,138
Max. Monthly Gross Rent $660 $754 $848 $941
Max. Purchase Price 5% down2 $119,000 $136,750 $154,250 $171,750 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999 $75,000 or more
Over 30% 1035 1462 1152 685 180
20-29% 8 26 76 673 877
Under 20% 0 23 59 223 829
Mortgage-holding households
Household Income; Percent of income spent on mortgage costs

Item 16.

Housing Needs Assessment City of Coachella | A-33
Table A-14: Coachella Ability to Pay for Housing for Extremely Low, Very Low-, Low-, and Moderate-Income Households and Fair Market Rents
Number of Persons in Households
1 2 3 4
Max. Purchase Price 20% down3 $154,500 $177,250 $203,750 $227,750 Low
Annual Income Limit $42,200 $48,200 $54,250 $60,250
Monthly Income $3,517 $4,017 $4,521 $5,021
Max. Monthly Gross Rent $1,055 $1,205 $1,356 $1,506
Max. Purchase Price 5% down2 $195,500 $225,000 $254,500 $284,000 Max. Purchase Price 20% down3 $257,250 $296,000 $335,000 $373,750 Median
Annual Income Limit $52,700 $60,250 $67,550 $75,300
Monthly Income $4,392 $5,021 $5,629 $6,275
Max. Monthly Gross Rent $1,318 $1,506 $1,689 $1,883
Max. Purchase Price 5% down2 $247,000 $284,000 $320,000 $358,000 Max. Purchase Price 20% down3 $325,250 $373,750 $421,250 $471,250 Moderate
Annual Income Limit $63,250 $72,300 $81,300 $90,350
Monthly Income $5,271 $6,025 $6,775 $7,529
Max. Monthly Gross Rent $1,581 $1,808 $2,033 $2,259
Max. Purchase Price 5% down2 $298,750 $343,250 $387,500 $431,800 Max. Purchase Price 20% down3 $393,250 $452,000 $510,000 $568,500 Notes:
1 30% of income devoted to maximum monthly rent or mortgage payment, including utilities, taxes, and insurance 2 Assumes 95% loan (i.e., 5% down payment) @ 2.875% annual interest rate and 30-year term 3 Assumes 80% loan (i.e., 20% down payment) @ 2.875% annual interest rate and 30-year term Source: Zillow Mortgage Calculator

Item 16.

A-34 | City of Coachella Housing Needs Assessment
A.5.4 At-Risk Housing Assessment
“At-risk” assisted housing units are multi-family rental housing units that receive government assistance and are eligible to convert to market-rate units due to termination of a rent subsidy contract, mortgage prepayment, or other expiring use restrictions within 10 years of the beginning of the housing element planning period (2021–2031). According to California Housing Partnership (CHP), Coachella has 1,687 housing units assisted by public funds and none of the units are at risk of conversion to market rate housing during the 2021-2029 planning period and/or they are owned by an established non-profit, mission-driven developer and are considered low-risk for conversion. In June 2021, Community Housing Opportunities Corporation (CHOC), a non-profit affordable housing developer, was awarded $22.6 million of financing to construct the Coachella Valley Apartments, which will bring new affordable housing units to Coachella. The project will replace 20 existing units and add 36 new units on 2.97 acres at 84900 Bagdad Avenue in Coachella. The 56-unit project will include one-, two-, and three-bedroom apartments and will ensure the property is no longer at risk of being converted to market-rate apartments and remains affordable. Funding for the $35.3 million project comes from the California Tax Credit Allocation Committee (CTCAC), the Joe Serna Farmworker Grant, Riverside County HOME Funds, and the City of Coachella CFD loan and USDA Rural Development financing.

Item 16.

Sites Inventory and Methodology City of Coachella | B-1 Appendix B: Sites Inventory &
Methodology
Contents
Appendix B: Sites Inventory & Methodology ......................................... B-1 Section B.1 Introduction...................................................................................................... B-2 B.1.1 Overview and Purpose..................................................................................... B-2 B.1.2 Regional Housing Needs Allocation ................................................................. B-2 B.1.3 Data................................................................................................................. B-3 Section B.2 Future Residential Development Potential ....................................................... B-3 B.2.1 4
th and 5th Cycle Shortfall ................................................................................. B-3 B.2.2 Accessory Dwelling Units................................................................................. B-4 B.2.3 Entitled and Proposed Developments .............................................................. B-4 B.2.4 Assumptions .................................................................................................... B-6 B.2.5 Methodology .................................................................................................... B-8 B.2.6 Suitability of Nonvacant Sites......................................................................... B-11 Section B.3 Adequacy of Residential Sites in Meeting RHNA ........................................... B-15 B.3.1 Summary ....................................................................................................... B-15 B.3.2 Housing Sites Map......................................................................................... B-16 B.3.3 Housing Sites Table....................................................................................... B-19

Item 16.

B-2 | City of Coachella Sites Inventory and Methodology Section B.1 Introduction
B.1.1 Overview and Purpose
According to California Government Code §65580-65589, the housing element must include an inventory of adequate sites that are zoned and available within the planning period to meet the jurisdiction’s fair share of regional housing needs across all income levels. The sites inventory, in addition to entitled development projects, assists in determining if the City of Coachella has enough developable land to meet its Regional Housing Needs Allocation (RHNA), given its current regulatory framework and market conditions. This Appendix details the sites inventory and supporting analysis methodology and assumptions.

B.1.2 Regional Housing Needs Allocation
Jurisdictions must provide sufficient land to accommodate enough housing for all economic segments of the community. Compliance is determined by the jurisdiction’s ability to provide adequate development capacity through appropriate development regulations and land use policies. The number of new units that must be accommodated is established through each jurisdiction’s share of the region’s projected housing needs for the planning period. This share for each jurisdiction is called the Regional Housing Needs Allocation (RHNA).

Southern California Association of Governments (SCAG), a regional planning agency, is responsible for distributing the RHNA to each jurisdiction within its six-county region (including Riverside County).1 The RHNA is distributed by income category. For the 2021-2029 Housing Element update, Coachella is allocated a RHNA of 7,886 units as follows:
• Extremely-Low and Very-Low Income: 1,033
• Low-Income: 999
• Moderate Income: 1,367
• Above Moderate Income: 4,487
1 Southern California Association of Governments (SCAG) covers a six-county region, including Los Angeles, Orange, Riverside, San Bernardino, Ventura, and Imperial.

Item 16.

Sites Inventory and Methodology City of Coachella | B-3 B.1.3 Data
The sites inventory analysis used data provided by the City, such as GIS data and building permit/entitlement information. The following is an overview of the data used:
• Zoning information: Base Districts, Specific Plan Areas, and Overlays • General Plan Land Use Designations
• Citywide Parcels with Assessor Parcel Number (APN)
• Vacant Parcels
• 5th Cycle HEU Sites
• City Boundary
• Street Centerlines
• Water and Sewer Maps
Section B.2 Future Residential Development Potential
B.2.1 4
th and 5th Cycle Shortfall
HCD found that the City addressed the 4
th Cycle Housing Element shortfall of 1,916 units for
lower-income units by rezoning portions of “Zona Central” to RM-Urban and RM- General (ordinance no. 1143) and implementing the minimum density of 20 units per acre requirement in the RM – General and RM – Urban Neighborhood designations. The City received a letter from HCD dated April 7, 2020 indicating the City satisfied the requirements and met the 4th Cycle shortfall of 1,916 units. In addition, the City has also completed Program 1.3 from the 5th Cycle to rezone sufficient sites to accommodate the 5th cycle shortfall of housing need of 2,542 units for lower-income households. On June 23, 2021, the City adopted Ordinance No. 1183, rezoning

29.3 acres to RM-General and 22.6 acres to RM-Urban, for a unit potential of 1,314 (see Table B-1). On October 13, 2021, the City Council approved Ordinance No. 1187 for the Avenue 53 Rezone Project, which includes rezoning 50.6 acres to RM-Urban, with a unit potential of 1,467 (see Table B-2). As shown in Tables B-1 and B-2, the rezoning meets the State requirements as these sites allow for residential by-right, are established for primarily residential use, and accommodate at least 16 units per site at densities of 20 units per acre (or greater). There is no remaining shortfall to be accommodated in the 6th Cycle.

Item 16.

B-4 | City of Coachella Sites Inventory and Methodology Table B-1: Ordinance No. 1183 Rezone
Site Zoning Density Size (acres) Units
1 RM-General 20-25 du/ac 25.4 acres 571
2 RM-Urban 20-38 du/ac 22.6 acres 655
3 RM-General 20-25 du/ac 3.9 acres 88
Totals 51.9 1,314
Source: LWC, HCD
Table B-2: Ordinance No. 1187 Rezone
Site Zoning Density Size (acres) Units
1 RM-Urban 20-38 du/ac 4.8 acres 139
2 RM-Urban 20-38 du/ac 9.6 acres 278
3 RM-Urban 20-38 du/ac 31.5 acres 914
4 RM-Urban 20-38 du/ac 4.7 acres 136
Totals 50.6 1,467
Source: LWC
B.2.2 Accessory Dwelling Units
New State laws in effect since January 1, 2018 have significantly eased the development standards and streamlined the approval process for Accessory Dwelling Units (ADUs). This has made the development of ADU’s easier over the past few years. Although ADU projections can be counted towards RHNA, Coachella does not rely on ADU production to meet the RHNA and has not made any projection estimates at this time.

B.2.3 Entitled and Proposed Developments
The RHNA projection period for the 2021-2029 Housing Element begins on June 30, 2021, and housing developments that have already been proposed or received entitlement but are not expected to be issued a certificate of occupancy until July 1, 2021 or after can be credited toward the 6
th Cycle RHNA. Table B-3 lists the information for those projects that can be credited toward the 6th Cycle RHNA. It is assumed most of these projects provide housing affordable to above moderate-income households. Pueblo Viejo Villas, approved in 2020 is a mixed-use project with one and two-bedroom units restricted to households earning 30-60% AMI, and is affordable to low-income households. The project was funded through a variety of sources, including lowincome housing tax credit equity, California Affordable Housing and Sustainable Community (AHSC) program, HOME funds and vouchers, and Infill Infrastructure Grant from HCD. This is the first project in the Coachella valley to utilize cap-and-trade funding. The project was developed in the Downtown Center land use designation (with a max density of 65 du/ac). The Tripoli

Item 16.

Sites Inventory and Methodology City of Coachella | B-5 Apartment project was approved in the Spring of 2022, and will be the second housing development downtown resulting from the City of Coachella and Chelsea Investment Corporation.

The proposed project sites on 2.8 acres of vacant land designed Downtown Center in the General Plan and includes 108 residential units of a variety of sizes affordable to residents with low and very low income – less than 60% of area median income. Coachella Valley Apartments was approved in 2020. Proposed by nonprofit Community Housing Opportunities Corporation (CHOC) and funded through sources including Joe Serna Farmworker Grant program, Coachella CFD loan, the project includes 50 replacement units and 60 new one, two, and three-bedroom units over two phases. The project is located in the Neighborhood Center land use designation (max density of 40 du/ac).

Table B-3: Entitled and Proposed Developments
APN Address Units Density Income Level Notes
612230014,
612230015,
612230016.

South side of Ave
48, west of Van
Buren St,
Coachella Village
352 25 du/ac Above Moderate
Two phases.

Phase 2 includes
gated units.
765070035,
765070065
NE Corner of
Cesar Chavez
Street, and 6th,
Pueblo Viejo
Villas.
105 53 du/ac Low
Restricted to 30-
60% AMI
Units reserved for
developmental
disabilities
768210026
84900 Bagdad
Avenue.

Coachella Valley
Apartments
110 (net 60) 19 du/ac Low
Affordable project
by CHOC.

Phase 1- 56 units
on 2.97 acres (at
19 du/ac)
768413010 52878 Calle
Camacho 1 7 du/ac Above Moderate Single Unit
765361001 51-704 Cesar
Chavez St. 8 16 du/ac Above Moderate
Multi-family in
Neighborhood
Center
601390020 Ave 44, West of
Dillon 322 5 du/ac Above Moderate Subdivision
768400001
84824 Calle Verde
(SW Corner of
Calle Techa &
Calle Verde)
152 16 du/ac Above Moderate
Villa Verde Apts.,
General Plan –
Neighborhood
General
778081001,
778081003
51392 Cesar
Chavez Street 108 39 du/ac Low Tripoli housing development Net New Total 1,108
Source: Coachella Development Status Report, 2021

Item 16.

B-6 | City of Coachella Sites Inventory and Methodology B.2.4 Assumptions
Table B-4 summarizes maximum density standards for zones and General Plan land use designations that allow for residential.

Table B-4: Maximum Density for Zones and General Plan Designations that Allow Residential Existing Zone Code Maximum
Density General Plan Designation Maximum Density
Agricultural Reserve (A-R) 1/lot
Agricultural Rancho (AR)
1/lot
Agricultural Transition (A-T) 1/lot
Residential Estate (R-E) 1/lot Rural Rancho (RR) 1 du/ac Single-Family (R-S) 6 du/ac
Suburban Neighborhood
(SN)
8 du/ac, with 5 du/ac average for
new projects
Residential Overlay Zone (RM-4300) 10 du/ac
Residential Overlay Zone (RO-6000) 7 du/ac
Residential Mobile Home
Park (R-MH) 9 du/ac
Multiple-Family (R-M) 20 du/ac
General Neighborhood
(GN)
25 du/ac, with 12 du/ac average
for new projects
Urban Neighborhood
(UN)
38 du/ac with 30 du/ac average
for new projects
Neighborhood Commercial
(C-N) 8 du/ac
Neighborhood Center
(NC) 40 du/ac
Downtown Center (DC) 65 du/ac
Urban Employment
Center (UE) 65 du/ac
Source: City of Coachella Zoning Code; City of Coachella General Plan (2015) The Zoning Ordinance provides flexibility for development within the required standards, such as density (see Table B-4) and other standards (see Appendix C). Certain factors, such as market demand and developer preference, influences the types of projects that are proposed in Coachella. Table B-5 summarizes assumptions for realistic residential development capacity based on minimum density requirements, understanding of capacity potential given zoning requirements estimated at 20% reduction, General Plan estimated new development averages, and recent development trends from approved, entitled, and/or permitted projects within Coachella (Table B-3).

Item 16.

Sites Inventory and Methodology City of Coachella | B-7 Although there are instances in which sites are developing above the realistic assumed densities (for example the Coachella Valley Apartments at 19 du/ac in the Neighborhood Center designation, and a recently approved subdivision in the Suburban Neighborhood at 5 du/ac), the analysis conservatively assumed no parcel would develop at greater than the capacity estimate.

When the Zoning Ordinance establishes minimum densities, the assumption is no project will be developed below the minimum. Other zones establish maximum densities for residential projects.

The Housing Element makes conservative assumptions on residential density, which accounts for the uncertainty of developer choice within the allowed range. Of the recently entitled projects (see Table B-3), no projects requested densities below the density assumptions for the site inventory (Table B-5). In addition, in zones that allow non-residential development, the City has only seen one 100 percent non-residential development in the past 10 years, as part of infill of an existing commercial shopping center property. The conditions of this development are dissimilar to the sites identified in the sites inventory, based on staff knowledge identified sites have a high likelihood of a residential component. Additionally, all recent projects have included a residential component. Further the city has a conservative assumption on density to account for the unlikely potential of 100 percent non-residential development For example, the 8-unit mixed-use project in the Downtown area is within the Neighborhood Center designation and proposed at 16 units per acre, which is greater than the assumed density of 15 units per acre. Additionally, as discussed above, the Pueblo Viejo Villas is an approved project in the Downtown Center designation, built at 53 units per acre, or 80 percent of the maximum density of 65 units per acre and the Tripoli Apartments are proposed at 38 units per acre, both over the 32 units per acre assumed in Table B-5, below. These projects demonstrate recent trends and the feasibility of affordable, residential development in mixed-use zones that allow 100 percent non-residential, and is built at densities in excess of the assumed density of 32 units per acre. Furthermore, as shown in Table B-5, the City is utilizing a conservative assumption ranging from only 25 to 50 percent of the maximum allowed density. Additionally, since more than 50 percent of the City’s lower income RHNA is accommodated on sites that allow mixed-use, the City proposes Program

1.2 to require residential use occupy 50 percent of the total floor area of a mixed-use project on mixed-use sites identified for lower income development in Table B-7.

Item 16.

B-8 | City of Coachella Sites Inventory and Methodology Table B-5: Realistic Residential Development Capacity Assumptions Scenario 1: Existing Capacity Scenario 2: General Plan Capacity Existing Zone Realistic Density General Plan designation Realistic Density Agricultural Reserve (A-R) 1/lot
Agricultural Rancho 1/lot
Agricultural Transition (A-T) 1/lot
Residential Estate (R-E) 1/lot Rural Rancho 1 du/ac
Single-Family (R-S) 80% of max 6 du/ac, but no
less than 1 per parcel
Suburban Neighborhood 80% of average 5 du/ac = 4 du/ac
Residential Overlay Zone
(R-M-4300) 80 % of max 10 du/ac
Residential Overlay Zone
(R-O-6000) 80% of max 7 du/ac
Residential Mobile Home
Park (R-MH) 80% of max 9 du/ac
Multiple-Family (R-M) 80% of max 20 du/ac
General Neighborhood 80% of average 12 du/ac = 10
du/ac
Urban Neighborhood Required minimum 20 du/ac
Neighborhood Commercial
(C-N) 6.4 du/ac N/A N/A

N/A N/A
Neighborhood Center Low end of density range = 15
du/ac
Downtown Center 50% max 65 du/ac = 32 du/ac
Urban Employment Center 25% max 65 du/ac = 16 du/ac
B.2.5 Methodology
To create the adequate sites inventory, the City developed a comprehensive methodology to screen parcels for near-term development. The methodology is comprised of the following steps described below. As the City has not completed a comprehensive rezone to implement the General Plan, the City anticipates a shortfall of sites under existing zoning regulations and has also analyzed the residential capacity using the distribution of land use under the General Plan, which expands residential opportunities into new portions of the City, and also increases maximum allowed density.

The inventory outlined in this Appendix does not represent all possible development opportunities and does not identify all vacant parcels in the City. Furthermore, the City has several adopted Specific Plans which have planned for new residential and mixed-use development. These Specific Plan areas offer additional capacity for housing development at all income levels. When

Item 16.

Sites Inventory and Methodology City of Coachella | B-9 sites in the inventory were located within a Specific Plan Area, the buildout estimate from the Specific Plan was utilized as the realistic capacity. Some Specific Plan areas, such as La Entrada Specific Plan, require significant investment of new and extended infrastructure. While these areas are developable, the City focused accommodation of RHNA on sites that have current access to infrastructure and did not include this Specific Plan in the sites inventory.

Site Selection Criteria
Since Coachella has a large amount of vacant land, the City selected sites that met the following criteria:
• Currently vacant
• Residential use is allowed under zoning and/or General Plan regulations • Is not on tribal land
• Not zoned agriculture reserve or agricultural transition Income Categorization
Eligible parcels were assessed to determine which income levels they can accommodate. Each parcel was determined to be able to accommodate a specific income category given its maximum allowable density standards. The lower income category threshold is consistent with the default density for Coachella pursuant to Government Code §65583.2.

Table B-6: Income Levels by Density
Density Income Level
< 20 dwelling units/acre Above moderate
20 – 29 dwelling units/acre Moderate
30+ dwelling units/acre Lower
Source: LWC, HCD
Per HCD guidance, sites accommodating lower-income housing should be between 0.5 and 10 acres and accommodate at least 16 units on a site. All sites originally considered lower income but whose lot sizes are smaller than 0.5 or larger than 10 acres, or do not accommodate at least 16 units, were categorized for moderate or above moderate housing.

Capacity Scenarios
As discussed above, two-scenarios were performed for the sites inventory. For each scenario, maximum and realistic unit capacity was calculated for parcels that meet all criteria previously mentioned. Maximum unit capacity was calculated by multiplying the area of a parcel by maximum density in dwelling units per acre (DU/AC). Realistic capacity is calculated by multiplying the area of each parcel by the realistic density for each zone or General Plan designation, shown in Table B-5. The following two sections explains the results for each scenario in greater detail.

Item 16.

B-10 | City of Coachella Sites Inventory and Methodology Scenario #1: Existing Zoning Capacity
Since the General Plan designations have not been fully implemented, there are only a select number of zones that have been rezoned to accommodate 30 or more units per acre (default density for lower income housing established by State law). Developable sites identified under the current zoning are only presumed to be feasible for moderate and above-moderate income housing.

Under existing zoning, a total of 175 parcels accommodates a total of 5,423 units for moderate and above moderate-income housing, resulting in a shortfall of 1,759 low-income units and 441 above moderate-income units and (taking into account pipeline projects) a surplus of 845 units for moderate-income households. See Table B-9 to see a summary of these results. Because this scenario was known to result in a shortfall of sites, and a rezoning program will be needed to accommodate the complete RHNA, further site-by-site analysis was not performed. The City will rely on Scenario #2, below.

Scenario #2: General Plan Potential Capacity
Coachella updated its General Plan in 2015, which established new place-based land use designations. The new land use designations significantly open more of the City to residential development at a variety of densities, up to 65 units per acre, increasing the city’s capacity for development. Since adoption, the City has not comprehensively updated the Zoning Code to ensure regulations are consistent with the General Plan, but the City has performed targeted zoning amendments to increase capacity.

To understand the potential capacity under the General Plan when rezoning is completed, a second site inventory was conducted using the General Plan land use and maximum and realistic density assumptions in Tables B-4 and B-5, respectively. Since the Zoning Code has not been updated, there are only a few examples of projects developed under the increased density allowances. To ensure a conservative unit estimate, the City assumes projects will generally build at minimum densities, or a reduced percentage of the average density. For areas targeted for mixed-use, such as the Downtown Center and Urban Employment Center, the City assumes residential comes in at 50 percent capacity, or in the Neighborhood Center at the low end of the density range at 15 units per acre. This is below the densities of recently approved affordable projects, including Pueblo Viejo Villas and Coachella Valley Apartments, two affordable projects described above. This scenario results in a shortfall of sites, without zoning regulations in place at the beginning of the planning period (October 15, 2021). As a result, the City proposes Programs 1.1, 1.2, and 1.3 which commits the City to rezoning to implement this scenario, prioritize rezoning the lower income sites in accordance with Government Code Section 65583.2, specifically requirements of subdivisions (h) and (i), require residential use occupy 50 percent of the total floor area of a mixed-use project on mixed-use sites identified for lower income development, and to amend the General Plan to allow 100% residential in certain circumstances, respectively. Additionally, this scenario includes the addition of four City-owned sites adjacent to Downtown along Grapefruit Boulevard that are currently identified as Industrial in the General

Item 16.

Sites Inventory and Methodology City of Coachella | B-11 Plan. The City has submitted a TCC grant application to develop these sites for affordable housing, and has committed to amending the General Plan to designate these properties as Urban Employment, which allows up to 65 units per acre. (See Program 1.13 for the required General Plan map amendment)
Initial results identified several hundred parcels eligible for residential development, with over 30,000 potential units possible, far exceeding the RHNA at all income levels. Additional screening was performed to focus in on the most eligible and feasible development sites.

Site-by-Site Assessment
To ensure sites selected through the screening analysis are viable for development within the planning period, the City reviewed selected sites for existing conditions (e.g., environmental constraints, lack of infrastructure, ownership, built structures, etc.) that may preclude them from the site inventory. The City also compared the site inventory results to pipeline projects, 5th Cycle sites, and sites currently being rezoned. The analysis included a site-by-site assessment and refinement of sites depending on additional information from direct observation or firsthand experience from City staff. A select number of sites were removed, including those classified as vacant but contain built structures and large undeveloped sites to the north and east of the City not currently connected to city infrastructure. Sites that were originally screened out of the results because they were zoned for manufacturing or in agricultural operations were added back in if they are located adjacent to existing non-manufacturing development (e.g., near Downtown), or they are in process of being rezoned to a residential zone (such as the sites being rezoned to fulfill the 5th Cycle shortfall), or have the potential to redevelop in the planning period. Sites included in the 5th Cycle inventory were updated, as needed, to ensure the right zone assumption and site acreage were reflected in the 6th Cycle inventory. The final General Plan scenario results are provided in Table B-9.

B.2.6 Suitability of Nonvacant Sites
While the City of Coachella has large areas of vacant land that are planned for, and allow, residential development, most of the land east of State Highway 86 and much of the area north of 48th Avenue are not connected to water and sewer lines and are less likely to develop in the next 8 years without significant cost to extend infrastructure. The City has prioritized identification of sites that have existing infrastructure connections and are likely to develop or redevelop in the planning period. Therefore, the City’s Housing Element includes nonvacant sites. The City has adequate vacant sites for lower income housing and does not rely on nonvacant sites to accommodate any of the City’s lower income RHNA; however, the sites inventory identifies additional nonvacant sites for lower income to demonstrate the City’s excess capacity for housing development. The site inventory also identifies larger nonvacant sites to accommodate a portion of the City’s above moderate income RHNA. The City conducted an analysis to determine if substantial evidence exists to support the premise that housing can be accommodated on these

Item 16.

B-12 | City of Coachella Sites Inventory and Methodology sites and/or existing uses on these sites will be discontinued during the planning period (2021- 2029).

Nonvacant low income parcels include properties 1 to 8 acres in size with General Plan designations that promote residential mixed-use or multi-family residential development at densities up to 65 units per acre. These sites are mostly developed with commercial uses, with a couple sites used for agricultural production. The above moderate income sites are mostly used for a variety of agricultural operations and do not meet the density or site size thresholds to be considered suitable for lower income development. While agricultural production remains an important part of the Coachella Valley, and the City of Coachella, the City’s General Plan envisions these areas to transition to residential uses.

Screening nonvacant sites for potential inclusion in the site inventory included consideration of regional development trends recent and on-going City actions to rezone agricultural sites to residential zones with the support of the property owners, and utilized conservative assumptions in projecting units.

Table B-7 provides an overview of the 8 nonvacant sites that are included in the site inventory for lower income housing (Note: the City has adequate vacant land to fulfill the RHNA requirement for low income). As indicated in Table B-7, all of the sites are proposed to allow 25 to 65 dwelling units per acre.

The sites listed below have a wide variety of uses including agricultural land with accessory buildings, strip malls, a tire shop, a grocery store, a restaurant, and surface parking.

In addition to the sites identified or lower income housing, the City is also analyzing the suitability of redeveloping agricultural sites for above moderate income housing. The sites have been included because of the opportunity for housing development on sites near existing residential, public facility, and commercial uses and amenities, and that have access to water and sewer infrastructure.

Item 16.

Sites Inventory and Methodology City of Coachella | B-13 Table B-7: Existing Uses on Lower Income Sites
APN Address Zone General
Plan
Density
(du/ac)
Site Size
(acres)
Existing Use
Lower
Income
Unit
Capacity
603281044 C-G NC 40 0.71 Commercial- strip mall and
surface parking 11
603281053 C-G NC 40 8.13 Commercial- strip mall and
surface parking 122
767140002 C-G GN 25 9.46 Agriculture – unimproved
land 95
767140002 R-M NC 40 9.64 Agriculture with accessory
warehouses 145
603310021 C-G DC 65 0.67
Retail/Commercialfreestanding restaurant and
surface parking
11 603310017 C-G DC 65 1.38 Retail/Commercial- surface
parking lot 22
603310024 C-G DC 65 2.66 Retail/Commercial- grocery
store and surface parking 43
603310026 C-G DC 65 0.74 Retail/Commercial- tire shop
and surface parking 12
Total 461
Source: City of Coachella, LWC
Development trends in the Coachella Valley and eastern Riverside and Imperial demonstrate the redevelopment of underutilized nonvacant commercial properties, agricultural land, and even vacant commercially zoned infill properties into multi-family and residential mixed-use projects.

For instance, in Palm Springs, the 64 @ the Riv housing development completed in 2022 (containing a vacant restaurant, tennis courts, and surface parking) produced 64 units on 5.22 acres for a density of 12 dwelling units per acre. In addition, a commercially zoned property in the Palm Springs Downtown Specific Plan previously approved for a 142-room hotel instead is being developed into an infill mixed-use building including 45 residential units on 0.84 acres for a density of 54 units per acre. In El Centro, to the south, 288 units are proposed on 12.9 acres for a density of 22 units per acre on vacant infill commercial land; per Table B-3, Coachella itself is experiencing affordable residential mixed-use infill development on vacant commercially zoned property in its downtown. Projects like these indicate demand in the Coachella Valley for denser infill multi-family and residential mixed-use development in existing downtowns and commercial corridors; not merely demand for development on vacant land along the peripheries of its communities. These projects also indicate that there may be communities in the Coachella Valley that have a surplus of commercial land that could be converted to meet this residential demand.

Of course, however, demand for the conversion of agricultural land to multi-family housing exists in the Coachella Valley as well. 10 miles south of Coachella, in the unincorporated Riverside

Item 16.

B-14 | City of Coachella Sites Inventory and Methodology County community of Oasis, the County is processing a mixed-use affordable housing development to construct 160 units agricultural land on 26 acres for a density of 6 units per acre.

Table B-8 identifies four recently developed, planned, and/or proposed residential projects in the Coachella Valley. As stated above, one of these projects is being constructed on a large agricultural site surrounded by existing development, which is similar to conditions in Coachella.

The size of the sites ranges from 1 to 26 acres and the existing uses include agricultural and commercial. By-right densities range from about 25 to over 50 dwelling units per acre. Several of the projects in Table B-8 are within the range proposed by the City (see Table B-7, above).

Table B-8: Residential Development on Nonvacant or Commercially Zoned Sites in the Coachella Valley City/Community Address Site
Size (ac)
Previous
Use
Final
Unit
Count
Number of
Affordable
Units
By-Right
Density
(du/ac)
Density
Bonus?
Y/N
Year
Completed
/Status
Calculation
of Built
Density
(du/ac)
El Centro
Northeast
corner of
6 th Street
and Spear
Avenue

12.9 Vacant,
Commerci
ally Zoned
288 0 25 N
Under
review 22
Palm
Springs
2000 N.

Indian
Canyon
Drive

5.22 Restauran
t, tennis
courts,
and
parking
64 0 30 N
Building
permit
issued
2017;
recently
completed
12 Palm
Springs
Northeast
corner of
Belardo
Road and
Museum
Way

0.84 Vacant,
current
entitlemen
t for 142-
room
hotel
45 0 - N
Approved
2021; in
plan check
54 Oasis
(Unincorp
orated
communit
y in the
Coachella
Valley)
Southeast
corner of
66th
Avenue
and
Middleton
Street
26 Agricultur
e
160 160 - N
Under
review 6

Item 16.

Sites Inventory and Methodology City of Coachella | B-15 To encourage the redevelopment of nonvacant sites with higher-density residential uses, including housing affordable to lower incomes, the City has multiple programs to facilitate more intensive residential development. These include, but aren’t limited to:
• Program 1.1: General Plan Implementation
• Program 1.2: Lower Income Site Rezoning
• Program 1.3: General Plan Amendment
• Program 1.7: Large Sites
• Program 1.13: General Plan Amendment for Certain City-Owned Sites • Program 5.1: Zoning Code Constraints
• Program 5.3: Parking Requirements
• Program 6.4 Density Bonus
• Program 6.7: Streamlined Approvals
As described above, many of the nonvacant housing sites identified in the City have underperforming uses and/or excess capacity. Based on recent development trends and proactive efforts on the part of the City to encourage redevelopment of nonvacant sites, these sites are likely to provide much need housing in the City of Coachella.

Section B.3 Adequacy of Residential Sites in Meeting
RHNA
B.3.1 Summary
The following table summarizes the City’s methods for satisfying its RHNA (Table B-9). Taking into account projects in the pipeline, the City has a remaining RHNA of 6,778 units. Development capacity based on existing zoning is 5,423 units, with shortfalls in the lower income and above moderate-income categories. Capacity under General Plan designations is estimated at a realistic 10,003 units with a surplus of 3,225 units above the RHNA. The City commits to amending the Zoning Code and General Plan within three years to fully implement the updated General Plan designations, as outlined in Scenario #2. (see Program 1.1)

Item 16.

B-16 | City of Coachella Sites Inventory and Methodology Table B-9: Residential Development Potential and RHNA
Extremely-Low, Very Low
and Low
Moderate
Above
Moderate
Total
RHNA 2,032 1,367 4,487 7,886
Entitled/Proposed
Projects1 273 835 1,108
Remaining RHNA 1,759 1,367 3,652 6,778
Site Inventory Results
Scenario 1 – Existing
Capacity (Zoning Code) 2,212 3,211 5,423
Remaining RHNA- Zoning
Scenario 1,759 -8452 441
Scenario 2 – Potential
Capacity (General Plan)3 2,345 1,468 6,190 10,003
Remaining RHNAGeneral Plan Scenario -5862
-1012-2,5382-3,2252
1 Considers net new units only.
2 Negative value indicates a surplus of housing capacity. 3 Requires rezoning, see Programs 1.1, 1.2, and 1.3.

Source: City of Coachella, LWC 2021
B.3.2 Housing Sites Map
The following maps, Figures B-1 and B-2, show the inventory of adequate sites by income category for each scenario.

Item 16.

Sites Inventory and Methodology City of Coachella | B-17 Figure B-1: 6th Cycle Housing Element Site Inventory Map by Income Category for Zoning Scenario

Item 16.

B-18 | City of Coachella Sites Inventory and Methodology Figure B-2: 6th Cycle Housing Element Site Inventory Map by Income Category for the General Plan Scenario

Item 16.

Sites Inventory and Methodology City of Coachella | B-19 B.3.3 Housing Sites Table
The following tables list the parcels in the City’s housing sites inventory with unit capacity by income category.

Item 16.

Coachella- Site Inventory Table
Zoning scenario
In Previous
Cycle? APN Existing Land
Use Zoning Site Size
(Acres)
Max Density
(du/ac)
Max Capacity
(units)
Realistic Capacity
(units) Income Category
601390029 VACANT R-E 2.76 1/lot 1 1 Above Moderate
601390025 VACANT R-E 10.42 1/lot 1 1 Above Moderate
601390014 VACANT R-E 1.97 1/lot 1 1 Above Moderate
601390006 VACANT R-E 35.08 1/lot 1 1 Above Moderate
601400001 VACANT R-S 19.70 6 118 95 Above Moderate
601400002 VACANT R-E 18.61 1/lot 1 1 Above Moderate
603130001 VACANT C-N 2.07 8 17 13 Above Moderate
603130003 VACANT R-S 15.19 6 91 73 Above Moderate
603130005 VACANT A-T 0.11 1/lot 1 1 Above Moderate
603130006 VACANT A-T 3.31 1/lot 1 1 Above Moderate
603102010 VACANT R-S 47.28 6 284 227 Above Moderate
603102018 VACANT R-S 13.05 6 78 63 Above Moderate
603130015 VACANT A-T 0.55 1/lot 1 1 Above Moderate
603130009 VACANT R-S 10.00 6 60 48 Above Moderate
603110012 VACANT R-S 32.84 6 197 158 Above Moderate
603110012 VACANT R-S 21.35 6 128 102 Above Moderate
603110012 VACANT R-S 9.73 6 58 47 Above Moderate
603241005 VACANT R-S 1.34 6 8 6 Above Moderate
603250009 VACANT R-S 0.46 6 3 2 Above Moderate
603250010 VACANT R-S 0.46 6 3 2 Above Moderate
603350002 VACANT A-R 40.18 1/lot 1 1 Above Moderate
603350014 VACANT A-R 9.83 1/lot 1 1 Above Moderate
603350015 VACANT A-R 7.29 1/lot 1 1 Above Moderate
603350017 VACANT A-R 9.43 1/lot 1 1 Above Moderate
603455008 VACANT R-S 0.64 6 4 3 Above Moderate
603350003 VACANT A-R 38.08 1/lot 1 1 Above Moderate
603455024 VACANT R-S 0.53 6 3 3 Above Moderate
603330008 VACANT A-R 9.91 1/lot 1 1 Above Moderate
603330007 VACANT A-R 9.77 1/lot 1 1 Above Moderate
603330006 VACANT A-R 9.80 1/lot 1 1 Above Moderate
603330005 VACANT A-R 9.95 1/lot 1 1 Above Moderate
603490022 VACANT R-O-6000 0.24 7 2 1 Above Moderate
612280018 VACANT R-S 20.27 6 122 97 Above Moderate
763020005 VACANT A-R 4.53 1/lot 1 1 Above Moderate
763070013 VACANT R-S 66.87 6 401 321 Above Moderate
763070002 VACANT R-S 74.05 6 444 355 Above Moderate
763020020 VACANT A-R 2.84 1/lot 1 1 Above Moderate
765450008 VACANT R-E 3.22 1/lot 1 1 Above Moderate
City of Coachella- 6th Cycle Housing Element Update

Item 16.

Coachella- Site Inventory Table
Zoning scenario
In Previous
Cycle? APN Existing Land
Use Zoning Site Size
(Acres)
Max Density
(du/ac)
Max Capacity
(units)
Realistic Capacity
(units) Income Category
765450018 VACANT R-E 3.20 1/lot 1 1 Above Moderate
765450017 VACANT R-E 3.19 1/lot 1 1 Above Moderate
765230005 VACANT R-E 1.55 1/lot 1 1 Above Moderate
763090008 VACANT A-T 70.14 1/lot 1 1 Above Moderate
765450007 VACANT R-E 2.39 1/lot 1 1 Above Moderate
763020028 VACANT A-R 4.82 1/lot 1 1 Above Moderate
763020007 VACANT A-R 10.29 1/lot 1 1 Above Moderate
765450002 VACANT R-S 17.85 6 107 86 Above Moderate
765704001 VACANT R-O-6000 1.14 7 8 6 Above Moderate
763020008 VACANT A-R 10.52 1/lot 1 1 Above Moderate
765251013 VACANT R-S 0.17 6 1 1 Above Moderate
763070006 VACANT R-S 41.04 6 246 197 Above Moderate
763020017 VACANT A-R 1.15 1/lot 1 1 Above Moderate
763020016 VACANT A-R 2.19 1/lot 1 1 Above Moderate
765460001 VACANT R-S 10.07 6 60 48 Above Moderate
763020015 VACANT A-R 1.27 1/lot 1 1 Above Moderate
765253007 VACANT R-S 0.14 6 1 1 Above Moderate
765253009 VACANT R-S 0.21 6 1 1 Above Moderate
765255013 VACANT R-S 0.16 6 1 1 Above Moderate
763020011 VACANT A-R 4.79 1/lot 1 1 Above Moderate
765256007 VACANT R-S 0.10 6 1 1 Above Moderate
763020012 VACANT A-R 4.92 1/lot 1 1 Above Moderate
765283013 VACANT R-S 0.15 6 1 1 Above Moderate
763020013 VACANT A-R 5.02 1/lot 1 1 Above Moderate
763100006 VACANT A-T 20.74 1/lot 1 1 Above Moderate
763100011 VACANT A-T 20.51 1/lot 1 1 Above Moderate
765623019 VACANT R-S 0.14 6 1 1 Above Moderate
765623020 VACANT R-S 0.14 6 1 1 Above Moderate
763060040 VACANT A-R 27.38 1/lot 1 1 Above Moderate
763060008 VACANT R-S 34.78 6 209 167 Above Moderate
763080028 VACANT R-S 2.22 6 13 11 Above Moderate
763080003 VACANT R-S 59.70 6 358 287 Above Moderate
763100019 VACANT A-T 16.55 1/lot 1 1 Above Moderate
763080030 VACANT R-S 31.90 6 191 153 Above Moderate
763100018 VACANT A-T 3.48 1/lot 1 1 Above Moderate
765070009 VACANT R-S 0.57 6 3 3 Above Moderate
765275006 VACANT R-S 0.18 6 1 1 Above Moderate
765275007 VACANT R-S 0.10 6 1 1 Above Moderate
City of Coachella- 6th Cycle Housing Element Update

Item 16.

Coachella- Site Inventory Table
Zoning scenario
In Previous
Cycle? APN Existing Land
Use Zoning Site Size
(Acres)
Max Density
(du/ac)
Max Capacity
(units)
Realistic Capacity
(units) Income Category
765276022 VACANT R-S 0.17 6 1 1 Above Moderate
765070010 VACANT R-S 0.65 6 4 3 Above Moderate
765070007 VACANT R-S 0.64 6 4 3 Above Moderate
765070004 VACANT R-S 0.66 6 4 3 Above Moderate
763080017 VACANT A-T 7.45 1/lot 1 1 Above Moderate
765275011 VACANT R-S 0.09 6 1 1 Above Moderate
763080017 VACANT R-S 0.51 1/lot 1 1 Above Moderate
765070005 VACANT R-S 0.67 6 4 3 Above Moderate
765070008 VACANT R-S 0.65 6 4 3 Above Moderate
765070011 VACANT R-S 0.66 6 4 3 Above Moderate
763080007 VACANT A-T 9.72 1/lot 1 1 Above Moderate
765295002 VACANT R-S 0.16 6 1 1 Above Moderate
763080008 VACANT A-T 9.66 1/lot 1 1 Above Moderate
763422025 VACANT R-O-6000 0.16 7 1 1 Above Moderate
763100007 VACANT A-T 16.89 1/lot 1 1 Above Moderate
763100016 VACANT A-T 19.71 1/lot 1 1 Above Moderate
763080018 VACANT R-S 18.61 6 112 89 Above Moderate
763080009 VACANT A-T 4.91 1/lot 1 1 Above Moderate
763080016 VACANT A-T 7.49 1/lot 1 1 Above Moderate
763080012 VACANT A-T 3.19 1/lot 1 1 Above Moderate
763120002 VACANT A-T 6.30 1/lot 1 1 Above Moderate
765084001 VACANT R-S 0.19 6 1 1 Above Moderate
765083010 VACANT R-S 0.21 6 1 1 Above Moderate
765083004 VACANT R-S 0.17 6 1 1 Above Moderate
765083005 VACANT R-S 0.20 6 1 1 Above Moderate
763412030 VACANT R-O-6000 0.15 7 1 1 Above Moderate
763080015 VACANT A-T 5.08 1/lot 1 1 Above Moderate
765083003 VACANT R-S 0.17 6 1 1 Above Moderate
765083009 VACANT R-S 0.22 6 1 1 Above Moderate
765083006 VACANT R-S 0.22 6 1 1 Above Moderate
763080010 VACANT A-T 2.54 1/lot 1 1 Above Moderate
765083008 VACANT R-S 0.26 6 2 1 Above Moderate
765083007 VACANT R-S 0.25 6 2 1 Above Moderate
765361001 VACANT R-S 0.12 6 1 1 Above Moderate
765115001 VACANT R-S 0.27 6 2 1 Above Moderate
763421037 VACANT R-O-6000 0.14 7 1 1 Above Moderate
765111013 VACANT R-S 0.21 6 1 1 Above Moderate
765115003 VACANT R-S 0.27 6 2 1 Above Moderate
City of Coachella- 6th Cycle Housing Element Update

Item 16.

Coachella- Site Inventory Table
Zoning scenario
In Previous
Cycle? APN Existing Land
Use Zoning Site Size
(Acres)
Max Density
(du/ac)
Max Capacity
(units)
Realistic Capacity
(units) Income Category
763080014 VACANT R-S 4.35 6 26 21 Above Moderate
765115004 VACANT R-S 0.26 6 2 1 Above Moderate
765114004 VACANT R-S 1.74 6 10 8 Above Moderate
763412001 VACANT R-O-6000 1.31 7 9 7 Above Moderate
763411004 VACANT R-O-6000 0.25 7 2 1 Above Moderate
763412041 VACANT R-O-6000 0.35 7 2 2 Above Moderate
763413018 VACANT R-O-6000 0.24 7 2 1 Above Moderate
765111013 VACANT R-S 0.23 6 1 1 Above Moderate
765115005 VACANT R-S 0.49 6 3 2 Above Moderate
763080019 VACANT R-S 0.15 6 1 1 Above Moderate
765111006 VACANT R-S 0.46 6 3 2 Above Moderate
765151001 VACANT R-S 0.18 6 1 1 Above Moderate
765540025 VACANT R-S 0.13 6 1 1 Above Moderate
765540024 VACANT R-S 0.22 6 1 1 Above Moderate
765540023 VACANT R-S 0.22 6 1 1 Above Moderate
765164007 VACANT R-S 0.18 6 1 1 Above Moderate
765540021 VACANT R-S 0.22 6 1 1 Above Moderate
765540020 VACANT R-S 0.22 6 1 1 Above Moderate
765540019 VACANT R-S 0.22 6 1 1 Above Moderate
765521012 VACANT R-S 3.52 6 21 17 Above Moderate
765170002 VACANT R-S 4.99 6 30 24 Above Moderate
765420015 VACANT R-S 1.56 6 9 7 Above Moderate
765184013 VACANT R-S 0.15 6 1 1 Above Moderate
765184015 VACANT R-S 0.15 6 1 1 Above Moderate
765420006 VACANT R-S 2.77 6 17 13 Above Moderate
765182018 VACANT R-S 0.17 6 1 1 Above Moderate
765184020 VACANT R-S 0.14 6 1 1 Above Moderate
765184009 VACANT R-S 0.14 6 1 1 Above Moderate
765182009 VACANT R-S 0.21 6 1 1 Above Moderate
765200008 VACANT R-S 14.78 6 89 71 Above Moderate
765212054 VACANT R-S 0.24 6 1 1 Above Moderate
765200018 VACANT R-S 3.42 6 21 16 Above Moderate
765200012 VACANT R-S 3.03 6 18 15 Above Moderate
765212033 VACANT R-S 0.13 6 1 1 Above Moderate
765213005 VACANT R-S 0.11 6 1 1 Above Moderate
765212037 VACANT R-S 0.17 6 1 1 Above Moderate
765200023 VACANT R-S 7.95 6 48 38 Above Moderate
765440022 VACANT R-S 15.32 6 92 74 Above Moderate
City of Coachella- 6th Cycle Housing Element Update

Item 16.

Coachella- Site Inventory Table
Zoning scenario
In Previous
Cycle? APN Existing Land
Use Zoning Site Size
(Acres)
Max Density
(du/ac)
Max Capacity
(units)
Realistic Capacity
(units) Income Category
765440021 VACANT R-S 7.75 6 46 37 Above Moderate
765640004 VACANT A-T 4.92 1/lot 1 1 Above Moderate
765640005 VACANT R-S 14.85 6 89 71 Above Moderate
765640009 VACANT A-T 4.77 1/lot 1 1 Above Moderate
Subtotal Above Moderate 3996 3211
601390019 VACANT R-M 37.78 20 756 605 Moderate
603130001 VACANT R-M 17.44 20 349 279 Moderate
603270017 VACANT R-M 0.56 20 11 9 Moderate
763070013 VACANT R-M 10.39 20 208 166 Moderate
763070002 VACANT R-M 2.55 20 51 41 Moderate
765284011 VACANT R-M 0.15 20 3 2 Moderate
765272002 VACANT R-M 0.17 20 3 3 Moderate
763070002 VACANT R-M 0.12 20 2 2 Moderate
763080030 VACANT R-M 14.87 20 297 238 Moderate
763080030 VACANT R-M 6.88 20 138 110 Moderate
765292005 VACANT R-M 0.21 20 4 3 Moderate
763080030 VACANT R-M 0.19 20 4 3 Moderate
765276014 VACANT R-M 0.17 20 3 3 Moderate
763060008 VACANT R-M 36.33 20 727 581 Moderate
763060032 VACANT R-M 1.07 20 21 17 Moderate
765420021 VACANT R-M 3.00 20 60 48 Moderate
765420016 VACANT R-M 3.52 20 70 56 Moderate
765420017 VACANT R-M 1.82 20 36 29 Moderate
765430048 VACANT R-M 1.06 20 21 17 Moderate
Subtotal Moderate 2766 2212
TOTAL 6763 5423
City of Coachella- 6th Cycle Housing Element Update

Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
603150006 Vacant UN C-G 29.43 38 20 589 Above Moderate Yes Yes 763060048 763060008 Vacant UN R-M 22.48 38 20 450 Above Moderate Yes Yes 612280018 612280018 Vacant NC R-S 20.27 40 15 304 Above Moderate Yes Yes 778170010 765450002 Vacant UE R-S 17.85 65 16 286 Above Moderate Y - Requires extension through the adjacent site
Yes 763060048 763060008 Vacant UN R-S 25.45 38 10 254 Above Moderate Yes 778390002 765440022 Vacant NC R-S 15.20 40 15 228 Above Moderate Yes Yes 778180003 765460001 Vacant UE R-S 10.07 65 16 161 Above Moderate Y - Requires extension through the adjacent site
768440008 765640005 Vacant SN R-S 14.85 8 4 59 Above Moderate Yes 768430017 765200008 Vacant SN R-S 12.80 8 4 51 Above Moderate Yes 768430010 765200023 Vacant SN R-S 7.94 8 4 32 Above Moderate Yes 768430002 765200018 Vacant SN R-S 3.42 8 4 14 Above Moderate Yes 768430001 765200012 Vacant SN R-S 3.03 8 4 12 Above Moderate Yes 778280011 765420006 Vacant SN R-S 2.77 8 4 11 Above Moderate Yes Yes 768254005 765115005 Vacant NC R-S 0.49 40 15 7 Above Moderate Yes 603130009 Vacant NC R-S 0.44 40 15 7 Above Moderate Yes 603150005 Vacant UN C-G 0.33 38 20 7 Above Moderate Yes 778101002 765272002 Vacant DC C-G 0.34 65 16 6 Above Moderate Yes 778060002 765261014 Vacant DC C-G 0.35 65 16 6 Above Moderate Yes 778113002 765314009 Vacant DC C-G 0.28 65 16 5 Above Moderate Yes 778071008 765302021 Vacant DC C-G 0.33 65 16 5 Above Moderate Yes 768232014 765093021 Vacant NC C-G 0.33 40 15 5 Above Moderate Yes 603150007 Vacant UN C-G 0.26 38 20 5 Above Moderate Yes 768254001 765115001 Vacant NC R-S 0.27 40 15 4 Above Moderate Yes 778100008 765271024 Vacant DC C-G 0.25 65 16 4 Above Moderate Yes Yes 768254004 765115004 Vacant NC R-S 0.26 40 15 4 Above Moderate Yes Yes 768254003 765115003 Vacant NC R-S 0.27 40 15 4 Above Moderate Yes 768393013 765164016 Vacant NC C-G 0.18 40 15 3 Above Moderate Yes 768393012 765164015 Vacant NC C-G 0.17 40 15 3 Above Moderate Yes 768383013 765154014 Vacant NC C-G 0.18 40 15 3 Above Moderate Yes 768383012 765154013 Vacant NC C-G 0.17 40 15 3 Above Moderate Yes 768440008 765640008 Vacant SN C-G 0.73 8 4 3 Above Moderate Yes 778060001 765261012 Vacant DC C-G 0.18 65 16 3 Above Moderate Yes 768383015 765154017 Vacant NC C-G 0.17 40 15 3 Above Moderate Yes 768402019 765522019 Vacant NC C-G 0.21 40 15 3 Above Moderate Yes 778242026 765383026 Vacant NC C-G 0.19 40 15 3 Above Moderate Yes 778101002 765272002 Vacant DC R-M 0.17 65 16 3 Above Moderate Yes 778061006 765262006 Vacant DC C-G 0.20 65 16 3 Above Moderate Yes 768440010 765640008 Vacant UN C-G 0.13 38 20 3 Above Moderate Yes 768402020 765522011 Vacant NC C-G 0.20 40 15 3 Above Moderate Yes Yes 778091005 765292005 Vacant DC R-M 0.18 65 16 3 Above Moderate Yes 768450022 765601022 Vacant NC C-G 0.10 40 15 2 Above Moderate Yes 778110001 765311001 Vacant DC C-G 0.14 65 16 2 Above Moderate Yes City of Coachella- 6th Cycle Housing Element Update Page 445 Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
Yes 768413012 765184013 Vacant NC R-S 0.15 40 15 2 Above Moderate Yes 778093002 765294013 Vacant DC C-G 0.15 65 16 2 Above Moderate Yes 768450020 765601020 Vacant NC C-G 0.12 40 15 2 Above Moderate Yes 778100010 765271029 Vacant DC C-G 0.14 65 16 2 Above Moderate Yes 768383010 765154020 Vacant NC C-G 0.16 40 15 2 Above Moderate Yes 778280006 765420021 Vacant NC C-G 0.15 40 15 2 Above Moderate Yes 778100011 765271028 Vacant DC C-G 0.14 65 16 2 Above Moderate Yes Yes 768413014 765184015 Vacant NC R-S 0.15 40 15 2 Above Moderate Yes 778061004 765262004 Vacant DC C-G 0.14 65 16 2 Above Moderate Yes 768254011 765115011 Vacant NC C-G 0.14 40 15 2 Above Moderate Yes 778150001 765361001 Vacant NC R-S 0.12 40 15 2 Above Moderate Yes 768450001 765601001 Vacant NC C-G 0.11 40 15 2 Above Moderate Yes In progress rezone to RM General
768450019 765601019 Vacant NC C-G 0.11 40 15 2 Above Moderate Yes In progress rezone to RMurban 763080019 Vacant NC R-S 0.14 40 15 2 Above Moderate Yes 768450015 765601015 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768455004 765606012 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768455003 765606013 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768451005 765602003 Vacant NC C-G 0.08 40 15 1 Above Moderate Yes 768450002 765601002 Vacant NC C-G 0.10 40 15 1 Above Moderate Yes 768222009 765083009 Vacant SN R-S 0.21 8 4 1 Above Moderate Yes 768451006 765602010 Vacant NC C-G 0.06 40 15 1 Above Moderate Yes 768452006 765603027 Vacant NC C-G 0.07 40 15 1 Above Moderate Yes 768222006 765083006 Vacant SN R-S 0.22 8 4 1 Above Moderate Yes 768460005 765200008 Vacant SN R-S 0.14 8 4 1 Above Moderate Yes 768451002 765602006 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768393007 765164007 Vacant SN R-S 0.18 8 4 1 Above Moderate Yes 768452002 765603014 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 763413018 763413018 Vacant SN R-O-6000 0.24 8 4 1 Above Moderate Yes 768454002 765605014 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768222008 765083008 Vacant SN R-S 0.26 8 4 1 Above Moderate Yes 768421005 765212037 Vacant SN R-S 0.17 8 4 1 Above Moderate Yes 768450007 765601007 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768455005 765606011 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768450016 765601016 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768455002 765606014 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768450009 765601009 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768450013 765601013 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768411018 765182018 Vacant SN R-S 0.17 8 4 1 Above Moderate Yes 768222003 765083003 Vacant SN R-S 0.17 8 4 1 Above Moderate Yes 768451003 765602005 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768250003 765111013 Vacant SN R-S 0.21 8 4 1 Above Moderate Yes 768250003 765111013 Vacant SN R-S 0.23 8 4 1 Above Moderate Yes City of Coachella- 6th Cycle Housing Element Update Page 446 Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
768450018 765601018 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768413008 765184009 Vacant SN R-S 0.14 8 4 1 Above Moderate Yes 768453006 765604027 Vacant NC C-G 0.07 40 15 1 Above Moderate Yes 768222005 765083005 Vacant SN R-S 0.20 8 4 1 Above Moderate Yes 768460002 765200008 Vacant SN R-S 0.14 8 4 1 Above Moderate Yes 768450005 765601005 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768453004 765604012 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768450021 765601021 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768460003 765200008 Vacant SN R-S 0.14 8 4 1 Above Moderate Yes 763411004 763411004 Vacant SN R-O-6000 0.25 8 4 1 Above Moderate Yes 768450017 765601017 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768450008 765601008 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768450003 765601003 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768152019 765623019 Vacant SN R-S 0.14 8 4 1 Above Moderate Yes 768210036 765070009 Vacant SN R-S 0.24 8 4 1 Above Moderate Yes 768454003 765605013 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768460001 765200008 Vacant SN R-S 0.17 8 4 1 Above Moderate Yes 768451004 765602004 Vacant NC C-G 0.08 40 15 1 Above Moderate Yes 768421001 765212033 Vacant SN R-S 0.13 8 4 1 Above Moderate Yes 768450010 765601010 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768453001 765604025 Vacant NC C-G 0.07 40 15 1 Above Moderate Yes 768454004 765605012 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768413018 765184020 Vacant SN R-S 0.14 8 4 1 Above Moderate Yes 768450012 765601012 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768223001 765084001 Vacant SN R-S 0.19 8 4 1 Above Moderate Yes 768450006 765601006 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768453003 765604013 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768411009 765182009 Vacant SN R-S 0.21 8 4 1 Above Moderate Yes 768451001 765602008 Vacant NC C-G 0.07 40 15 1 Above Moderate Yes 768452001 765603025 Vacant NC C-G 0.07 40 15 1 Above Moderate Yes 768450011 765601011 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768454005 765605011 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768452004 765603012 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768222004 765083004 Vacant SN R-S 0.17 8 4 1 Above Moderate Yes 768453002 765604014 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768222010 765083010 Vacant SN R-S 0.21 8 4 1 Above Moderate Yes 768421022 765212054 Vacant SN R-S 0.24 8 4 1 Above Moderate Yes 768454006 765605027 Vacant NC C-G 0.07 40 15 1 Above Moderate Yes 768250006 765111006 Vacant SN R-S 0.32 8 4 1 Above Moderate Yes 763421037 763421037 Vacant SN R-O-6000 0.14 8 4 1 Above Moderate Yes 768450014 765601014 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 763422025 763422025 Vacant SN R-O-6000 0.15 8 4 1 Above Moderate Yes 768454001 765605025 Vacant NC C-G 0.07 40 15 1 Above Moderate Yes City of Coachella- 6th Cycle Housing Element Update Page 447 Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
768380001 765151001 Vacant SN R-S 0.17 8 4 1 Above Moderate Yes 768452003 765603013 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768450023 765601034 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768455001 765606025 Vacant NC C-G 0.07 40 15 1 Above Moderate Yes 768450004 765601004 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768222007 765083007 Vacant SN R-S 0.25 8 4 1 Above Moderate Yes 768460004 765200008 Vacant SN R-S 0.14 8 4 1 Above Moderate Yes 768453005 765604011 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768455006 765606027 Vacant NC C-G 0.07 40 15 1 Above Moderate Yes 768210037 765070009 Vacant SN R-S 0.24 8 4 1 Above Moderate Yes 778320006 765440021 Vacant NC R-S 0.09 40 15 1 Above Moderate Yes 778320006 765440021 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 778341007 765440022 Vacant SN R-S 0.04 8 4 1 Above Moderate Yes 768452005 765603011 Vacant NC C-G 0.09 40 15 1 Above Moderate Yes 768152020 765623020 Vacant SN R-S 0.14 8 4 1 Above Moderate Yes 763080017 Vacant SN R-S 0.13 8 4 1 Above Moderate Yes
768422005 765213005 Vacant SN R-S 0.11 8 4 0 Above Moderate Yes 768460006 765200008 Vacant SN R-S 0.10 8 4 0 Above Moderate Yes 768461036 765200008 Vacant SN R-S 0.05 8 4 0 Above Moderate Yes 778191002 778191002 Agriculture UE R-S / M-S 48.33 65 16 773.28 Above Moderate Yes 778180004 778180004 Agriculture UE R-S 40.77 65 16 652.32 Above Moderate Yes 603110008 Agriculture UN R-S 29.78 38 20 596 Above Moderate Yes 778170011 778170011 Agriculture UE R-S 32.57 65 16 521.12 Above Moderate Yes 767140006 767140006 Agriculture GN R-M 18.61 25 10 181 Above Moderate Yes 768070003 768070003 Agriculture GN R-S 14.93 25 10 149.3 Above Moderate Yes 768290003 768290003 Agriculture SN R-PUD 37.08 8 4 148.32 Above Moderate Yes 603260050 603260050 Agriculture GN R-PUD 12.06 25 10 120.6 Above Moderate Yes 768070002 768070002 Agriculture GN R-S 9.84 25 10 98.4 Above Moderate Yes 768070006 768070006 Agriculture GN R-S 8.37 25 10 83.7 Above Moderate Yes 768260003 768260003 Agriculture SN R-PUD 18.23 8 4 72.92 Above Moderate Yes 768070004 768070004 Agriculture GN R-S 5.09 25 10 50.9 Above Moderate Yes 778420004 778420004 Vacant SN R-M 5.05 8 4 20.2 Above Moderate Yes 768070005 768070005 Agriculture GN R-S 1.32 25 10 13.2 Above Moderate Yes In Vista Del Agua SP.

Capacity based on Specific
Plan buildout in PA10
603310025 603310025 Retail/Commercial DC C-G 0.48 65 16 8 Above Moderate Yes 603310005 603310005 Retail/Commercial DC C-G 0.44 65 16 7 Above Moderate Yes 603310022 603310022 Retail/Commercial DC C-G 0.36 65 16 6 Above Moderate Yes 603310012 603310012 Retail/Commercial DC C-G 0.39 65 16 6 Above Moderate Yes 603310004 603310004 Retail/Commercial DC C-G 0.09 65 16 1 Above Moderate Yes In Vista Del Agua SP.

Capacity based on Specific
Plan buildout in PA2
City of Coachella- 6th Cycle Housing Element Update Page 448 Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
Subtotal Above Moderate 6190
778080006 765321005 Vacant DC C-G 6.92 65 32 221 Lower Yes 778020007 765240005 Vacant DC C-G 3.61 65 32 115 Lower Yes 778390001 765440021 Vacant NC R-S 7.66 40 15 115 Lower Yes 778390001 765440021 Vacant NC C-G 6.61 40 15 99 Lower Yes 768440011 765640008 Vacant NC C-G 6.19 40 15 93 Lower Yes In Vista Del Agua SP.

Capacity based on Specific
Plan buildout in PA8
778390003 765440003 Vacant UE M-S 4.40 65 20 88 Lower Yes 778081003 765322018 Vacant DC C-G 2.54 65 32 81 Lower Yes 778390004 765440004 Vacant UE M-S 4.75 65 16 76 Lower Yes 778010017 765240005 Vacant DC C-G 2.30 65 32 74 Lower Yes 768430012 765200021 Vacant NC C-G 4.30 40 15 64 Lower Yes 778170010 765450002 Vacant UE M-S 3.83 65 16 61 Lower Y - Requires extension through the adjacent site
778010017 765220026 Vacant DC C-G 1.81 65 32 58 Lower Yes Yes 763060048 763060008 Vacant NC R-M 8.09 40 10 39 Lower Yes 778010016 765220026 Vacant DC C-G 0.96 65 32 31 Lower Yes Yes 778010013 765240005 Vacant DC C-G 0.93 65 32 30 Lower Yes 778010014 765240005 Vacant DC C-G 0.84 65 32 27 Lower Yes 768253005 765114004 Vacant NC R-S 1.74 40 15 26 Lower Yes 778070002 765301003 Vacant DC C-G 0.78 65 32 25 Lower Yes Yes 778280009 765420015 Vacant NC R-S 1.56 40 15 23 Lower Yes 603310001 603310001 Vacant DC C-G 0.61 65 32 20 Lower Yes Yes 603241005 603241005 Vacant NC R-S 1.34 40 15 20 Lower Yes 778071005 765302010 Vacant DC C-G 0.59 65 32 19 Lower Yes Yes 778113001 765314008 Vacant DC C-G 0.58 65 32 18 Lower Yes 778320006 765430048 Vacant NC R-M 1.06 40 15 16 Lower Yes 778280001 765420018 Vacant NC C-G 0.99 40 15 15 Lower Yes 768210023 765070035 Vacant NC C-G 1.00 40 15 15 Lower Yes 778242022 765383023 Vacant NC C-G 0.98 40 15 15 Lower Yes in process to rezone to RM (urban)
778280003 765420020 Vacant NC C-G 0.90 40 15 14 Lower Yes 778242025 765383023 Vacant NC C-G 0.94 40 15 14 Lower Yes 778280002 765420019 Vacant NC C-G 0.90 40 15 14 Lower Yes 778242023 765383023 Vacant NC C-G 0.88 40 15 13 Lower Yes 778242026 765383023 Vacant NC C-G 0.87 40 15 13 Lower Yes in process to rezone to RM (urban)
778242024 765383023 Vacant NC C-G 0.90 40 15 13 Lower Yes 768440012 765640012 Vacant NC C-G 0.73 40 15 11 Lower Yes 767140002 767140002 Agriculture NC R-M 9.64 40 15 145 Lower Yes 603281053 603281053 Commercial NC C-G 8.13 40 15 121.95 Lower Yes 767140002 767140002 Agriculture GN C-G 9.46 25 10 95 Lower Yes City of Coachella- 6th Cycle Housing Element Update Page 449 Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
763131018 763131018 Vacant Ind M-H 5.16 65 16 83 Lower Yes 763131017 763131017 Vacant Ind M-H 4.06 65 16 65 Lower Yes 763400016 763400016 Vacant Ind M-H 3.54 65 16 57 Lower Yes 763400017 763400017 Vacant Ind M-H 3.59 65 16 57 Lower Yes 778420016 778420016 Vacant UE R-S 2.89 65 16 46.24 Lower Yes 603310024 603310024 Retail/Commercial DC C-G 2.66 65 16 43 Lower Yes 603310017 603310017 Retail/Commercial DC C-G 1.38 65 16 22 Lower Yes 603310026 603310026 Retail/Commercial DC C-G 0.74 65 16 12 Lower Yes 603310021 603310021 Retail/Commercial DC C-G 0.67 65 16 11 Lower Yes 603281044 603281044 Commercial NC C-G 0.71 40 15 10.65 Lower Yes Subtotal Lower 2345
778390007 765440007 Vacant UE M-S 78.23 65 20 630 Moderate Yes 778180003 765460001 Vacant UE M-S 18.29 65 16 293 Moderate Yes 778390005 765440008 Vacant UE M-S 29.34 65 20 192 Moderate Yes 768350002 765170002 Vacant GN R-S 4.99 25 10 50 Moderate Yes 768400001 765521012 Vacant GN R-S 3.52 25 10 35 Moderate Yes Yes 778414040 765440012 Vacant GN R-PUD 1.17 25 10 12 Moderate Yes 763060032 763060032 Vacant GN R-M 1.07 25 10 11 Moderate Yes 603270017 603270017 Vacant GN R-M 0.56 25 10 6 Moderate Yes 778415007 765440012 Vacant GN R-PUD 0.51 25 10 5 Moderate Yes 778413023 765440012 Vacant GN R-PUD 0.53 25 10 5 Moderate Yes 778191002 765472004 Vacant UE M-S 0.14 65 32 5 Moderate Yes Yes 778414039 765440012 Vacant GN R-PUD 0.37 25 10 4 Moderate Yes Yes 778054004 765285005 Vacant GN C-G 0.32 25 10 3 Moderate Yes Yes 778040002 765251013 Vacant GN R-S 0.17 25 10 2 Moderate Yes Yes 778044013 765255013 Vacant GN R-S 0.16 25 10 2 Moderate Yes Yes 778105001 765276022 Vacant GN R-S 0.17 25 10 2 Moderate Yes 778414041 765440012 Vacant GN R-PUD 0.17 25 10 2 Moderate Yes Yes 778104010 765275006 Vacant GN R-S 0.18 25 10 2 Moderate Yes Yes 778105012 765276014 Vacant GN R-M 0.17 25 10 2 Moderate Yes 778042009 765253009 Vacant GN R-S 0.21 25 10 2 Moderate Yes Yes 778400030 765440016 Vacant GN R-PUD 0.17 25 10 2 Moderate Yes 778411027 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778415006 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes Yes 778414014 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778410007 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411014 765440012 Vacant GN R-PUD 0.10 25 10 1 Moderate Yes 778411024 765440012 Vacant GN R-PUD 0.06 25 10 1 Moderate Yes 778411023 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414007 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778090006 765291009 Vacant GN C-G 0.09 25 10 1 Moderate Yes 778405010 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778405003 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes City of Coachella- 6th Cycle Housing Element Update Page 450 Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
778414032 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778412001 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403018 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410008 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778407005 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410014 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414026 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413004 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414017 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413006 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778415005 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403029 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413007 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes in process to rezone to RM
(urban). Only 31.5 acres
though.
778405008 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411004 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778412008 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778413011 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403030 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414003 765440016 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778413022 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403032 765440016 Vacant GN R-PUD 0.10 25 10 1 Moderate Yes 778411003 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778405004 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778406010 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413019 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778404008 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778104007 765275011 Vacant GN R-S 0.09 25 10 1 Moderate Yes 778411010 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413014 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411005 765440012 Vacant GN R-PUD 0.06 25 10 1 Moderate Yes 778412007 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778403019 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403022 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778405012 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778407006 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411015 765440012 Vacant GN R-PUD 0.11 25 10 1 Moderate Yes 778415008 765440012 Vacant GN R-PUD 0.07 25 10 1 Moderate Yes 778415008 765440016 Vacant GN R-PUD 0.05 25 10 1 Moderate Yes 778414034 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403031 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778406005 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes City of Coachella- 6th Cycle Housing Element Update Page 451 Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
778406004 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413013 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411019 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413002 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778045007 765256007 Vacant GN R-S 0.10 25 10 1 Moderate Yes 778405001 765440016 Vacant GN R-PUD 0.11 25 10 1 Moderate Yes 778042007 765253007 Vacant GN R-S 0.14 25 10 1 Moderate Yes 778403020 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes Yes 778410015 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413017 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes Yes 778413021 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410003 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778406009 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778412006 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413005 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778405007 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403024 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403021 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778412009 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414022 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778405005 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410013 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778412014 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411001 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413018 765440012 Vacant GN R-PUD 0.07 25 10 1 Moderate Yes 778406002 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778412005 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414029 765440012 Vacant GN R-PUD 0.12 25 10 1 Moderate Yes 778403043 765440016 Vacant GN R-PUD 0.14 25 10 1 Moderate Yes 778406001 765440016 Vacant GN R-PUD 0.11 25 10 1 Moderate Yes 778404004 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778404002 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes Yes 778411011 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413001 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410009 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778412013 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414015 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411012 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778404009 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414011 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778411016 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778415001 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778412012 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes City of Coachella- 6th Cycle Housing Element Update Page 452 Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
778411002 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410011 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414037 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778407002 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410016 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778412002 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411026 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403025 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778404005 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414013 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes in process to rezone to RM (urban). Only 9.6 ares
778414038 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414025 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413003 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778407001 765440016 Vacant GN R-PUD 0.11 25 10 1 Moderate Yes 778414020 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778405002 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778404014 765440016 Vacant GN R-PUD 0.10 25 10 1 Moderate Yes 778415002 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778411009 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778404006 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411028 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410002 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411020 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414024 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413016 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414031 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414023 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403026 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413012 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414012 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778410010 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411017 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414002 765440016 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778411007 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413010 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414009 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778412004 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414010 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778404007 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411022 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778404011 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes City of Coachella- 6th Cycle Housing Element Update Page 453 Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
778405013 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414005 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414035 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414036 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778415004 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778412011 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414006 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778403023 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778407004 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778104009 765275007 Vacant GN R-S 0.10 25 10 1 Moderate Yes 778405009 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411025 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778092008 765293008 Vacant GN C-G 0.14 25 10 1 Moderate Yes 778404010 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414008 765440012 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778410004 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414018 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414001 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778406008 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411008 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414019 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414028 765440012 Vacant GN R-PUD 0.12 25 10 1 Moderate Yes 778406006 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414030 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778405011 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778404012 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410001 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414027 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778404003 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778412003 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413015 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403017 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778406003 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778406011 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414004 765440016 Vacant GN R-PUD 0.09 25 10 1 Moderate Yes 778405006 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410006 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413008 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778405014 765440016 Vacant GN R-PUD 0.10 25 10 1 Moderate Yes 778404013 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778407003 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414021 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411013 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes City of Coachella- 6th Cycle Housing Element Update Page 454 Item 16.

Coachella- Site Inventory Table
General Plan Land Use Scenario
In Previous
Cycle? APN APN_1 Existing Land Use General Plan Zoning Site Size (Acres) Max
Density
(du/ac)
Realistic Density
(du/ac)
Realistic Capacity
(units) Income Category Infrastructure? Notes
778412010 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413009 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778406012 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778411018 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778413020 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778404001 765440016 Vacant GN R-PUD 0.10 25 10 1 Moderate Yes 778411006 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778406013 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778410012 765440012 Vacant GN R-PUD 0.07 25 10 1 Moderate Yes 778407007 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778054005 765285007 Vacant GN C-G 0.08 25 10 1 Moderate Yes 778052013 765283013 Vacant GN R-S 0.15 25 10 1 Moderate Yes 778411021 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414016 765440012 Vacant GN R-PUD 0.07 25 10 1 Moderate Yes 778415003 765440012 Vacant GN R-PUD 0.10 25 10 1 Moderate Yes Yes 778053011 765284011 Vacant GN R-M 0.15 25 10 1 Moderate Yes 778406007 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778414033 765440012 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778403028 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes Yes 778403027 765440016 Vacant GN R-PUD 0.08 25 10 1 Moderate Yes 778406014 765440016 Vacant GN R-PUD 0.11 25 10 1 Moderate Yes 778410005 765440012 Vacant GN R-PUD 0.07 25 10 1 Moderate Yes Subtotal Moderate 1468
TOTAL 10003
City of Coachella- 6th Cycle Housing Element Update Page 455 Item 16.

Item 16.

Housing Constraints City of Coachella | C-1
Appendix C:Housing Constraints
Contents
Appendix C: Housing Constraints ......................................................... C-1 Section C.1 Introduction......................................................................................................C-2 Section C.2 Governmental Constraints ...............................................................................C-2 C.2.1 Introduction......................................................................................................C-2 C.2.2 Land Use Controls ...........................................................................................C-2 C.2.3 Building and Housing Codes and Enforcement ..............................................C-25 C.2.4 Permits and Procedures.................................................................................C-25 C.2.5 On and Off-site Improvements .......................................................................C-32 Section C.3 Non-Governmental Constraints......................................................................C-33 C.3.1 Housing Supply/Conditions ............................................................................C-33 C.3.2 Development Costs........................................................................................C-34 C.3.3 Availability of Financing..................................................................................C-35 C.3.4 Summary .......................................................................................................C-36 Section C.4 Environmental and Infrastructure Constraints ................................................C-37 C.4.1 Environmental Constraints .............................................................................C-37 C.4.2 Infrastructure Constraints...............................................................................C-37

Item 16.

C-2 | City of Coachella Housing Constraints
Section C.1 Introduction
The provision of decent, safe, and affordable housing is an important goal of the City of Coachella.

However, there are a variety of factors that encourage or constrain the development, maintenance, and improvement of the housing stock in the City. These include market mechanisms, government codes and regulations, and physical and environmental constraints. This section reviews and analyzes these potential constraints, in terms of a) governmental constraints, b) nongovernmental including market constraints, and c) environmental and infrastructural constraints.

Section C.2 Governmental Constraints
C.2.1 Introduction
Local policies and regulations can affect the quantity and type of residential development. Since governmental actions can constrain the development and the affordability of housing, State law requires the housing element to "address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing" (Government Code § 65583(c)(3)).

The City’s primary policies and regulations that affect residential development and housing affordability include: the Zoning Ordinance, the General Plan, development processing procedures and fees, on and off-site improvement requirements, and the California Building and Housing Codes. In addition to a review of these policies and regulations, an analysis of the governmental constraints on housing production for persons with disabilities is included in this Section.

C.2.2 Land Use Controls
This section provides an overview of the City’s land use controls and their relation to the City’s housing supply.

General Plan Land Use Designations
The City of Coachella adopted the General Plan Update in 2015. Chapter 4 of the General Plan is the Land Use and Community Character Element which directs the location and form of future development in the city. The 2015 General Plan has not yet been implemented through a comprehensive zoning ordinance update. The lack of an updated zoning ordinance reflecting the latest General Plan policies presents a significant constraint to the development of housing.

Government Code § 65583(c)(7) requires the identification of “means by which consistency will be achieved with other general plan elements and community goals”. The City’s General Plan and Zoning Ordinance are inconsistent with one another and the City must update the Zoning Ordinance to be consistent with the General Plan. (see Program 1.1) In the interim, the provisions

Item 16.

Housing Constraints City of Coachella | C-3
of Senate Bill 330 allow for the City to approve projects consistent with the General Plan policies, land use designations, and densities in advance of a zoning ordinance update.

The General Plan includes nine land use designations that allow a range of residential development types (see Table C-1), at a variety of densities.

Table C-1: City General Plan Residential Land Use Designations General Plan Designation Allowed Density Description
Agricultural Rancho 1 unit per parcel or 1 unit per
40 acres
The Agricultural Rancho designation provides
areas for productive agriculture uses in the City.

Agricultural areas provide for active uses such
as date farms, field crops or grapes. In some
cases, this designation also encompasses other
working lands that provide an open space
benefit or are in other ways a non-urban land
use, such as mining. These rural environments
– and the natural and agricultural systems that
define them – are intended to be preserved in
perpetuity and may not be converted for urban
use.

Rural Rancho 0.4 (1 unit per 2.5 acres) – 1
du/ac
The Rural Rancho designation accommodates
low intensity residential development within a
preserved rural landscape. These areas are
intended to serve as a buffer between
Agriculture and any of the urban designations of
this Plan or as the edge of the urbanized City.

Suburban Neighborhood 2 – 8, with 5 du/ac average
for new projects
Suburban Neighborhoods provide a lower
intensity, quieter, family-living environment but
are still well connected to surrounding
neighborhoods, retail areas as well as natural
and agricultural open spaces. Because
Suburban Neighborhoods are less compact
than General Neighborhoods, they are
inherently less walkable and amenities such as
parks, schools and convenience retail are
farther from most residences. Accordingly,
greater accommodation is provided to the
automobile in these Neighborhoods, and
greater attention must be paid to bike routes.

General Neighborhood 7 – 25 du/ac, with 12 du/ac
average for new projects
General Neighborhoods provide a diversity of
housing that meets the needs of Coachella’s
many household sizes, incomes, and lifestyle
preferences. General Neighborhoods integrate
a range of single- and multi-family housing
options within a green, walkable neighborhood
environment that offers parks and playgrounds
for their residents and access to schools and
basic shopping needs within a comfortable
walk, bike ride or short drive.

Urban Neighborhood 20 – 38 du/ac with 30 du/ac
average for new projects
Urban Neighborhoods create a high-intensity,
walkable, transit-ready neighborhood with a
variety of types of housing - predominantly
multi-family of various types. Urban
Neighborhoods should be located in close
proximity to high quantities of commercial, civic
and recreational uses. The value of the Urban

Item 16.

C-4 | City of Coachella Housing Constraints
Table C-1: City General Plan Residential Land Use Designations General Plan Designation Allowed Density Description
Neighborhood derives from its compactness,
and the degree to which it allows a larger
number of residents to live near one another,
within easy walking distance of parks, schools,
shops, transit and employment.

Neighborhood Center 15 – 40 du/ac
This designation creates a concentration of
commercial businesses and civic amenities—
often mixed with multi-family housing—within
convenient walking or biking distance of nearby
neighborhoods. Centers provide gathering
places for the residents of surrounding
neighborhoods and are ideal locations for highquality transit stops.

Downtown Center 20 – 65 du/ac
As Neighborhood Centers bring residents of
surrounding neighborhoods together by
providing a convenient and congenial
environment for everyday shopping and dining,
the Downtown brings the entire community
together in a one-of-a-kind Coachella center
that is the civic heart of the City.

Urban Employment Center 30 – 65 du/ac
This General Plan designation provides space
for a range of employment uses to help expand
and diversify the City’s economy and transform
Coachella from a small town to a full-service
city. The desired employment uses are office
and research and development rather than
industrial uses such as manufacturing,
distribution and warehouse. The employment
uses are supported by retail, service and similar
uses. Residential uses are allowed in
residential-only buildings or in a mixed-use
configuration with ground-floor retail. Also
allowed are higher education uses (such as a
college or university) designed in urban setting.

Regional Retail District 10 – 15 du/ac
This designation provides opportunities for a
wide range of shopping and entertainment in a
variety of urban and suburban formats. These
include regional shopping centers, mixed
destination centers or similar uses. The uses
allowed in this designation will cater to regional
clientele and provide a unique amenity to all
residents of the Coachella Valley and an
important revenue source for the City. The
primary purpose of the District is to provide for
commercial opportunities, with residential uses
supporting the retail environment.

Source: City of Coachella General Plan (2015)

Item 16.

Housing Constraints City of Coachella | C-5
Zoning Districts
Title 17 of the Coachella Code of Ordinances contains the Zoning Ordinance. This section analyzes the Zoning Ordinance and the zones which allow residential development.

There are a total of seven base zones and three overlay zones as well as ten zones within the La Entrada and Vista Del Agua Specific Plans that allow residential development with various densities and housing types. Table C-2 lists the zones that allow residential development with a description of each.

Table C-2: Residential Zones
Zone Description
Agricultural Reserve Zone
This zone is intended to preserve certain designated prime agricultural lands within the city and protect those lands, which are deemed to be agricultural preserves, from the intrusion of urban development incompatible with agricultural land uses. This zone designation is reserved for only those lands which are subject to recorded Williamson Act contracts pursuant to Government Code, §51200 et seq.

Agricultural Transition
Zone
This zone has the purpose of permitting the continued agricultural use of those lands suited to eventual development in other uses and zones, pending proper timing for the economical provisions of utilities, major streets, and other facilities, so that compact, orderly development will occur.

Residential Estate Zone
This zone is intended to provide for the establishment of residential areas which are to be developed at low density and with reasonable and adequate limitations, safeguards, and controls for the keeping and maintenance of horses in those areas of the city where noncommercial equestrian activities may be an integral part of the neighborhood amenities.

Single-Family Zone
This zone is intended to provide areas within the city where development is limited to lowdensity concentrations of single-family dwellings, and to stabilize and protect the residential character of such areas. It has the further purpose of the provision of community facilities needed to complement urban residential areas and for institutions which require a residential environment and to minimize traffic congestion and to avoid an overload of utilities designed to service only low-density residential uses. The provisions of this zone are intended to encourage a suitable environment for family life through the regulation of densities of development, yards, fencing, heights, and similar aspects of development.

Residential Overlay Zone
The R-O-6000 zone is intended to provide adequate housing for all persons regardless of age, race, ethnic background, national origin, religion, family size, marital status, handicap, or any other arbitrary factor so long as such use is consistent with sound standards of public health and safety. It has the further purpose of maintaining and promoting residential living environments compatible and in harmony with the previously established patterns of development of existing low- and moderate-income housing. As such, the objective of this zoning designation is to provide the City with a device needed to correct existing shortages and to meet projected growth needs within the city.

Multiple-Family Zone
This zone is intended to provide for the establishment and expansion of multiple-family residential development areas at various medium and high population densities and related community services, all located in conformance with the general plan.

Mobile Home Subdivision
Zone
It is the intent of this chapter to provide regulations for the placement of mobile homes on individual lots within an approved subdivision specifically designed and designated for the sale, not rental, of lots to accommodate mobile homes as the dwelling unit. The minimum site that may be zoned for this purpose shall be twenty (20) acres, including one-half but not to exceed thirty-three (33) feet of width of adjacent boundary streets dedicated to the public.

Item 16.

C-6 | City of Coachella Housing Constraints
Table C-2: Residential Zones
Zone Description
Neighborhood
Commercial Zone
This zone is intended to provide for every day, convenience shopping intended to serve residential neighborhoods, consistent with the environmental requirements of such neighborhoods. Convenience shopping facilities are those which provide space for retail and service businesses serving the immediate neighborhood. The provisions of this zone are intended to minimize or eliminate, insofar as possible, any conflicting aspects of commercial land use within residential neighborhoods, particularly as related to traffic, type of activity, and site requirements.

Senior Housing Overlay
Zone
The senior housing overlay district (SHO) is established to provide for the development of senior citizen housing pursuant to standards that reflect the unique needs and character of senior citizen housing in the city of Coachella. As such, it is the objective of this overlay district to encourage the development of senior citizen housing with appropriate amenities tailored to the needs of seniors to address the current shortage of affordable senior housing in the city as well as the projected growth needs of the senior citizen community.

The SHO District shall provide standard incentives for the development of a wide variety of specialized housing designed and restricted to residents aged fifty-five (55) years or older and qualified disabled residents.

Planned Unit
Developments
The purpose of this chapter is to provide for attractive, planned, residential districts in accordance with the general plan; to provide a means of achieving greater quality, variety and flexibility in residential development on relatively large areas of land; to encourage more imaginative and innovative design of projects; to promote more desirable living environments that would not be possible through the strict application of zoning standards; to assist in the development of old or blighted neighborhoods by providing incentives for higher quality multiple residential housing and project design; to require a more efficient use of open space, separation of pedestrian and vehicular traffic and increased project amenities; to insure that such projects will be assets to their surrounding neighborhoods, and safeguards will be required through the conditional use procedure. The overall plan shall provide equivalent or higher standards of development, operation, light, air, safety, convenience, and aesthetics, than if developed under the underlying zone.

La Entrada Specific Plan
Very Low Density
Residential
The VLDR land use designation proposes up to approximately 133 residential dwelling units within two planning areas on approximately 66.4 acres of the site. As proposed, this land use designation will allow a range of 0.5-2.9 dwelling units per acre, located in the Hillside Village within the easternmost portion of the site. The lower density associated with this designation is meant to complement the surrounding open space areas located adjacent to these planning areas, and work with the existing landforms to create a neighborhood that blends with the existing slopes and uses landform grading to the extent possible.

Low Density Residential
The LDR land use designation proposes up to approximately 2,055 residential dwelling units within nine planning areas on approximately 448.7 acres. As proposed, this land use designation will allow a range of 3.0-5.9 dwelling units per acre, located predominantly within the northeastern portions of the Specific Plan area east of Street “A”. Many of these planning areas are located in areas of higher elevation adjacent to the open space areas along the northeastern edge of the Specific Plan. This low intensity land use provides a transition between the open space areas and the higher intensity development areas of the project.

Medium Density
Residential
The MDR land use designation proposes up to approximately 3,060 residential dwelling units within 19 planning areas on approximately 374.2acres of the site. As proposed this land use designation will allow a range of 6.0-12.9 dwelling units per acre, although densities could be lower, and will be located predominantly along the southwestern portion of the Specific Plan area, with a majority of them sited west of Street “A”. Many of these planning areas are located adjacent to the Village Paseo, park/recreation and open space areas of the Specific Plan and are associated with the community core areas of each village (which are comprised of mixed use and higher density residential uses).

Item 16.

Housing Constraints City of Coachella | C-7
Table C-2: Residential Zones
Zone Description
High Density Residential
The HDR land use designation proposes up to approximately 1,832 residential dwelling units within six planning areas on approximately 91.6 acres of the site. As proposed this land use designation will allow a range of 13.0-25 dwelling units per acre, although densities could be lower, and will be located in close proximity to Mixed Use areas proposed in the Specific Plan. The HDR planning areas are mainly located along the major collector/arterial roadways within the Specific Plan and adjacent to the freeway. In addition, HDR uses are anticipated within the Mixed Use areas of the plan (see discussion below).

Mixed Use Residential
The Mixed Use designation proposes development of commercial/retail/office and community uses, along with high density residential uses in strategic locations through the site, associated with three Community Core areas of the project. The primary and largest Mixed Use location is proposed at the intersection of Avenue 50 and Street “A” in the Gateway Village in the northwestern portion of the site. Avenue 50 within this area is proposed to connect to Interstate 10, which will provide this portion of the site freeway access. Two other less intense Mixed Use areas are proposed along the Street “A” corridor. The three Mixed Use areas are connected by the Village Paseo and the offstreet trail system on Avenue “A”, or a potential future Sunline Transit Agency bus route extension.

Totaling approximately 135 acres, the MU designation will allow up to 99 acres of retail commercial and office use and up to approximately 720 high density residential units within 8 planning areas. Commercial development potential associated with the Mixed Use designation is estimated at approximately 1,510,879 square feet of retail commercial and office use based on an average floor area ratio of 0.35. Maximum FAR is 0.45 as outlined in the Development Regulations of this Specific Plan.

Vista del Agua Specific Plan
SingleFamily
Residential
R-1 4,000
The range of housing types within the Vista Del Agua Specific Plan includes a variety of single-family dwelling types, R-1 4,000, R-1 5,000 and R-1 6,000 residential are incorporated into four planning areas. These single-family areas are composed of four thousand square foot (4,000 sf) lot minimums, five thousand square foot (5,000 sf) lot minimums and six thousand square foot (6,000 sf) minimum lots. These three (3) minimum lot sizes will allow for a variety of single family detached residences within the proposed community.

R-1 5,000
R-1 6,000
MultiFamily
Residential
Cluster
Development
The multi-family residential component to the Vista Del Agua Specific Plan consists of three planning areas.

Planning Areas 2 & 3 will contain seventeen point four acres (17.44 ac.). These planning areas are located within walking distance to major thoroughfares, employment centers and commercial services, and therefore will contain the highest density in the Vista Del Agua Specific Plan at twenty units per acre (20 DU/ac.) This multi-family attached designation is characterized by low-rise condominiums or apartment buildings. This development will provide buildings up to three stories in height with recreation and community facilities with common open space areas.

Planning Area 4 will contain twenty-two point zero five acres (22.05 ac.). This multi-family area will allow for row townhomes, auto-court townhomes, paired homes, condominiums, or duplex product types. This multi-family component will be developed at a maximum of 12 dwelling units per acre (12 DU/ac.) and will be located at the southwest corner of Street “A” and Avenue 47.

Multi-Family
Source: City of Coachella General Plan (2015); La Entrada Specific Plan, Vista del Agua Specific Plan

Item 16.

C-8 | City of Coachella Housing Constraints
Development Standards
Development standards can constrain new residential development if the standards make it economically unfeasible or physically impractical to develop a particular lot, or there are not suitable parcels which meet the development criteria for building form, massing, height, and density in a particular zone.

Through its Zoning Ordinance, the City enforces minimum development standards for new residential uses. Table C-3 summarizes the basic standards for the City’s zones that allow residential development.

Table C-3: Development Standards in Zones that Allow Residential Development Zone Zone
Min. Lot
Size
Density
(units/
acre)
Min. Setbacks (ft.) Max.

Height
Max. Lot
Coverage
Min.

Open
Space
Front Side Rear
Agricultural
Reserve Zone A-R 40 acres
1 du/40-
acre lot
max.

Center line of
street: 60
Street line: 20
20 25
2 stories or
35 ft.,
whichever
is less

N/A N/A
Agricultural
Transition
Zone
A-T 5 acres 1 du/5-acre
lot max.

Center line of
street: 60
Street line: 20
20 25
2 stories or
35 ft.,
whichever
is less

N/A N/A
Residential
Estate Zone R-E
20,000
sq.ft.
1 du/ac
max.

Center line of
street: 60
Street line: 20
20 25
2 stories or
35 ft.,
whichever
is less

N/A N/A
Single-Family
Zone R-S
Interior
lots: 7,200
sq.ft.

Corner
lots: 7,200
sq.ft.

Avg. for
subdiv.::
7,000
sq.ft.
6 du/ac
max.

Main Unit: 15
Front-loading
garages: 20
Side-loaded
garages: 12
5 + 10 (15
combined)
Street
side: 10
20 2 stories
(30 ft.) 40% N/A
Residential
Overlay Zone
R-0-
6000
6,000
sq.ft.
7 du/ac
max.

Main Unit: 20
Side entry
garage: 12
Interior
lots: 5
Street
side: 10
15 2 stories or
35 ft.,
whichever
is less
40% N/A
MultipleFamily Zone R-M
Singlefamily
detached:
5,000
sq.ft.

Singlefamily
attached:
4,500
21 du/ac
max.
15 Interior
and corner
lots: 5 20
3 stories or
45 ft.,
whichever
is less
N/A
25% of
req. lot
area per
DU

Item 16.

Housing Constraints City of Coachella | C-9
Table C-3: Development Standards in Zones that Allow Residential Development Zone Zone
Min. Lot
Size
Density
(units/
acre)
Min. Setbacks (ft.) Max.

Height
Max. Lot
Coverage
Min.

Open
Space
Front Side Rear
sq.ft.

Multifamily (5+
DU):
10,000
sq.ft.

Mobilehome
Subdivision
Zone
R-MH 4,500
sq.ft.
9 du/ac
max.
20 Min street
frontage: 35
5 5
Primary
use: 15 ft.

Accessory
use: 15 ft.

Conditional
use: 2
stories or
35 ft.,
whichever
is less

N/A N/A
Neighborhood
Commercial
Zone
C-N
5,000
sq.ft.
8 du/ac
max.

One or both
adjoining
zones are
res.: equal in
depth to the
avg. of req.
front yards of
adjoining
zones
Adjoining
street or
res. Zone:
10 Reversed
corner lot:
no less
than the
req. front
yard of
adjoining
key lot to
the rear
Adjoining
res. zone:
10 Adjoining
res. Use:
20 2 stories or
35 ft.,
whichever
is less
None N/A
Senior
Housing
Overlay Zone
SHO
Multifamily:
20,000
sq.ft.

Singlefamily:
2,500
sq.ft.

Dependent
upon base
zone
Detached
single-family:
20 Additional 1 ft.
of setback per
every foot in
height over 18
ft.

Detached
singlefamily:

Interior
side: 5
Exterior
side: 10
Detached
singlefamily: 10
Singlefamily
detached:
18 N/A N/A
La Entrada Specific Plan
Very Low
Density
Residential
VLDR 10,000
sq.ft

0.5-2.9
du/ac
Living space:
20 Interior: 10
(10% of lot
width)
Living
space: 15
Porch,
balcony,
or deck:
10 Primary
structure:
25 Accessory
structure:
15 60% N/A

Item 16.

C-10 | City of Coachella Housing Constraints
Table C-3: Development Standards in Zones that Allow Residential Development Zone Zone
Min. Lot
Size
Density
(units/
acre)
Min. Setbacks (ft.) Max.

Height
Max. Lot
Coverage
Min.

Open
Space
Front Side Rear
Low Density
Residential LDR 5,500 sq.ft.

3.0-5.9
du/ac
Living space:
10 Interior: 5
Street: 10
Living
space
adjacent
to street:
15 Living
space not
adjacent
to street:
10 Patio
cover,
balcony,
or deck: 5
Garage:
5-8 or 18+
Primary
structure:
30 Accessory
structure:
15 65% N/A
Medium
Density
Residential
(Detached)
MDR 1,925
sq.ft.

6.0-12.9
du/ac
Facing the
street
Living space:
10 Facing motor
court
Living space:
5 Facing paseo
Living space:
5 Interior,
alley, or
motor
court: 5
Street: 10
Living
space
adjacent
to street:
10 Living
space not
adjacent
to street:
8 Patio
cover,
balcony,
or deck: 5
Garage:
5-8 or 18+
Primary
structure:
36 (2
stories)
Accessory:
15 70%
Private:
80 sq.ft.
per unit
Common:
100 sq.ft.
per unit
Medium
Density
Residential
(Attached)
MDR N/A 6.0-12.9
du/ac
Facing the
street
Living space:
8 Facing motor
court
Living space:
5 Facing paseo
Living space:
5 Interior,
alley, or
motor
court: 5
Street: 10
Living
space
adjacent
to street:
12 Living
space not
adjacent
to street:
10 (5 on
motor
court)
Patio
cover,
balcony,
or deck: 5
(3 on
motor
court)
Primary
structure:
36 (2
stories)
Accessory:
15 70%
Private:
80 sq.ft.
per unit
Common:
100 sq.ft.
per unit

Item 16.

Housing Constraints City of Coachella | C-11
Table C-3: Development Standards in Zones that Allow Residential Development Zone Zone
Min. Lot
Size
Density
(units/
acre)
Min. Setbacks (ft.) Max.

Height
Max. Lot
Coverage
Min.

Open
Space
Front Side Rear
Garage:
3-8 or 18+
High Density
Residential
(Detached)
HDR 1,750
sq.ft.

13.0-25.0
du/ac
Facing the
street
Living space:
5 Facing motor
court
Living space:
5 Facing paseo
Living space:
3 Interior or
alley: 5
Street: 10
Living
space
adjacent
to street:
10 Living
space not
adjacent
to street:
5 Patio
cover,
balcony,
or deck: 3
Garage:
3-8 or 18+
Primary
structure:
45 (3
stories)
Accessory:
15 70%
Private:
80 sq.ft.
per unit 1
Common:
100 sq.ft.
per unit 1
High Density
Residential
(Attached)
HDR N/A 13.0-25.0
du/ac
Facing the
street
Living space:
5 Facing motor
court
Living space:
5 Facing paseo
Living space:
3 Interior,
alley, or
motor
court: 5
Street: 10
Living
space
adjacent
to street:
10 Living
space not
adjacent
to street:
5 Patio
cover,
balcony,
or deck: 3
Garage:
3-8 or 18+
Primary
structure:
45 (3
stories)
Accessory:
15 75%
Common:
80/48 2
sq.ft.

Private:
100/150 2
sq.ft.

Mixed Use
Residential MU N/A 13.0-25.0 du/ac
Facing the
street
Living space:
5 Facing motor
court
Living space:
5 Facing paseo
Interior,
alley, or
motor
court: 5
Street: 10
Living
space
adjacent
to street:
10 Living
space not
adjacent
to street:
5 Patio
cover,
balcony,
Primary
structure:
45 (3
stories)
Accessory:
15 75%
Common:
80/48 2
sq.ft.

Private:

N/A

Item 16.

C-12 | City of Coachella Housing Constraints
Table C-3: Development Standards in Zones that Allow Residential Development Zone Zone
Min. Lot
Size
Density
(units/
acre)
Min. Setbacks (ft.) Max.

Height
Max. Lot
Coverage
Min.

Open
Space
Front Side Rear
Living space:
5 or deck: 3
Garage:
3-8 or 18+
Vista del Agua Specific Plan
Single-Family
Residential
R-1
4,000
4,000
sq.ft. 7.0 du
Living area:
12 Porches: 8
Interior: 5
Street: 10
Turn in
garage: 3
Main
structure:
15 Garage: 5
Patio
cover: 5
Second
story
deck: 10
Accessory
structure:
3 Main
structure:
35 Accessory
structure:
14 55%
Common:
7% of
planning
area
R-1
5,000
5,000
sq.ft. 6.0 du
Living area:
15 Porches: 8
Interior: 5
Street: 10
Turn in
garage: 3
Main
structure:
15 Garage: 5
Patio
cover: 5
Second
story
deck: 10
Accessory
structure:
3 Main
structure:
35 Accessory
structure:
14 55%
Common:
7% of
planning
area
R-1
6,000
6,000
sq.ft. 5.0 du
Living area:
17 Porches: 8
Interior: 5
Street: 10
Turn in
garage: 3
Main
structure:
15 Garage: 5
Patio
cover: 5
Second
story
deck: 10
Accessory
structure:
3 Main
structure:
35 Accessory
structure:
14 55%
Common:
7% of
planning
area
Multi-Family
Residential
Cluster
Development
5,000
sq.ft. 12.0 du
Perimeter
building: 15
Interior
building: 10
Perimeter
building
street: 15
Perimeter
building
property
line: 10
Interior
Perimeter
building
street: 15
Perimeter
building
property
line: 15
40 60%
Common:
7% of
planning
area

Item 16.

Housing Constraints City of Coachella | C-13
Table C-3: Development Standards in Zones that Allow Residential Development Zone Zone
Min. Lot
Size
Density
(units/
acre)
Min. Setbacks (ft.) Max.

Height
Max. Lot
Coverage
Min.

Open
Space
Front Side Rear
building
street: 10
Interior
building
property
line: 0
Interior
building: 0
MultiFamily7,200
sq.ft. 20.0 du Building: 20Parking: 20
Interior: 5
Street: 10
Turn in
garage: 3
Building:
15 Parking:
20 55 60%
Common:
7% of
planning
area
Private
ground
level: 50
sq.ft.
(min: 7 ft.
horizontal,
8 ft.
vertical)
1 The standards only apply to detached motor court cluster product types. 2 150 sq.ft. of common outdoor open space and 48 sq.ft. of private outdoor open space shall be provided for multi-family flat product types.

Source: City of Coachella Zoning Ordinance; La Entrada Specific Plan, Vista del Agua Specific Plan Conclusion
The development standards in Table C-3 present a constraint to the development of housing.

Only one zone, R-M, allows multi-family housing as a primary use, at a maximum of three stories.

Density achievable under the R-M zone is limited to 20 units per acre, below the 30 units per acre threshold HCD determines feasible for affordable housing development. The C-N zone allows for multi-family dwelling units as well, but it is limited to the second story in a maximum two-story building. The density ranges for multi-family dwellings are complicated and vary depending on lot size and the number of units. The vast majority of base zoning districts only allow for single-family dwellings on moderate to large lots. The La Entrada Specific Plan allows for multi-family housing but limited to three story buildings. In addition, the requirement of an architectural review of all residential development with no objective criteria presents a constraint to the development of housing, as a subjective approval process can be unpredictable. Beyond the subjective criteria for mobilehomes in the A-R, A-T, and R-E zones, no design criteria is given for residential development. The City proposes Program 5.1 to update the Zoning code to facilitate production of a variety of housing types, at densities consistent with the General Plan.

Item 16.

C-14 | City of Coachella Housing Constraints
Parking Standards
Table C-4 displays the required parking rates for residential land uses, applicable to all zones.

Table C-4: Parking Rates for Residential Land Uses
Residential Use Required Number of Spaces
Single-Family, Detached
R-0-6000 overlay zone 1 enclosed space per unit
In all other zones 2 enclosed space per unit
Multi-Family, Attached Single-Family, Duplexes
1-bedroom or studio 1 covered space + 2/3 open space per unit 2 or more bedrooms 1 covered space + 1 and 1/3 open space per unit Boardinghouses, Fraternities and Group Living
Quarters 1 space per resident
Convalescent and Sanitariums, Nursing Homes,
Rest Homes, Retirement Homes and Similar
Establishments
1 space per each 3 licensed beds
Senior Housing Overlay Zone
Active Retirement Community
Single-Family Units 2 enclosed parking spaces per unit; 1 space per nonresidential employee on the largest shift.

Townhome/Condominium 2 enclosed parking spaces per unit; 1 space per nonresidential employee on the largest shift; 1 guest space per 5 units.

Apartment 1 space for per bedroom; 1 space per nonresidential employee on the largest shift; 1 guest space per 5 units.

Independent Living Units
1 covered or enclosed parking space per unit; 1 parking space per nonresident employee on the largest shift; one guest space per 5 units.

Congregate Housing
One-half covered or enclosed space per unit; 1 parking space per nonresident employee on the largest shift; 1 guest space per 5 units; 1 space per 2 nonresident employees on the largest shift.

La Entrada Specific Plan
Single-Family/Residential 2 spaces per du covered or within a garage Attached/Multi-Family
Studio/1-bed 1 space per du, covered or within a garage 2+ beds 1 space per du, covered or within a garage

1.33 spaces per unit of open parking
Vista del Agua Specific Plan
R-1 4,000/5,000/6,000 2 garage spaces
Cluster Planning Development Area
2 spaces per unit, plus 1 non-exclusive space per unit to be located within 150 ft. of the cluster as measured from curb line at the intersection of the public street or private access-way and the shared drive. Minimum of 3 total spaces per unit.

Multi-Family Planning Area Private:

Item 16.

Housing Constraints City of Coachella | C-15
Table C-4: Parking Rates for Residential Land Uses
Residential Use Required Number of Spaces
1-bed units - 1.75 spaces, including 1 space in a garage or carport
2-bed units - 2 spaces, including 1 space in a garage or carport 3-bed units - 2.5 spaces per unit, including 2 spaces in a garage or carport
Guest:
3 to 50 units - 1 space per 4 units
51 to 100 units - 1 space per 5 units
101+ units - 1 space per 6 units
Source: City of Coachella Zoning Ordinance; La Entrada Specific Plan, Vista del Agua Specific Plan Shared and Off-Site Parking: In addition to the standards in Table C-4, the Zoning Ordinance contains a section on shared and off-street parking, as a means of reducing the total number of required on-site parking spaces for different uses. Section 17.52.010.G (Shared and Off-Site Parking) dictates that shared or off-site parking can be allowed through a Conditional Use Permit approval, if the application complies with the following requirements:

1. A parking study addressing the potential peak parking demand and an actual parking survey of the parking facility under consideration shall be submitted.

2. Sufficient evidence shall be presented demonstrating that no substantial conflict in the principal hours or periods of peak demand for the structures or uses for which the joint use is proposed will exist.

3. Parties concerned in the use of shared or off-site parking facilities shall provide evidence of agreements for such use by a proper legal instrument, which shall be recorded in the office of the county recorder with two copies thereof filed with the planning division as a condition of any approval.

4. In no case shall the total parking reduction be allowed to exceed fifty (50) percent of the total parking for all uses combined.

5. Any off-site parking shall be located so that it will adequately serve the use for which it is intended, with safe and convenient access without unreasonable hazard to pedestrian, vehicular traffic, or traffic congestion, and shall not be detrimental to the use of any business, property or residential neighborhood in the vicinity.

Conclusion
Generally, the parking standards in Table C-4 present a constraint to the development of housing.

A point of clarity could be made regarding the fractional “open space per dwelling unit” applying to multi-family units. Multi-family units in other comparable jurisdictions tend to require an extra space or fraction dedicated for guest spaces or some other specified use. If the Zoning Ordinance is intentionally requiring 1.6 spaces per dwelling unit, without qualifying the open space for guests,

Item 16.

C-16 | City of Coachella Housing Constraints
this requirement is generally more than most jurisdictions require and constrains the development of dense multi-family development. In addition, requiring 1.6 spaces for a studio dwelling unit will constrain the development of dense multi-family development, or affordable housing typologies whereas much parking is not needed. While the Zoning Ordinance does offer potential relief from parking requirements through shared and off-site parking, these can only be achieved in certain circumstances and require a Conditional Use Permit, even if the use is allowed by right. The Zoning Ordinance could provide more alternative parking reduction solutions such as lowering the requirement when providing bicycle parking, for affordable projects, or for projects near transit (see Program 5.3 to modify parking regulations).

Provisions for a Variety of Housing
The City has adopted provisions in its Zoning Ordinance that facilitate a range of residential development types. Table C-5 identifies the different housing types and how they are permitted in the main zones that allow for residential uses.

Table C-5: Housing Types Permitted by Base Zone
Housing Type
Base Zones

A-R A-T R-E R-S
R-0-
6000

R-M R-MH C-N SHO
Single-Family A A P P P P -- -- --
Duplex -- -- -- -- -- P -- -- --
Multi-Family -- -- -- -- C P -- C1
--
Accessory Living Quarters for
Employees A A -- -- -- -- -- -- --
Active Retirement/Independent
Living Community and Congregate
Housing Community
-- -- -- -- -- -- -- -- P
Boarding, Rooming, and Lodging
Houses -- -- -- -- C A -- -- --
Convalescent homes, Rest
Homes, and Sanitaria -- -- -- -- -- A -- -- --
Emergency Shelter -- -- -- -- -- -- -- -- --
Farmworker Housing C C -- -- C -- -- -- --
Guest Houses, Accessory Living
Quarters, and Servants Quarters -- -- A -- -- -- -- -- -- Manufactured Homes -- -- -- -- C -- -- -- --
Mobile Home Parks -- -- -- -- -- N P -- --
Secondary Housing Units (ADUs) -- -- -- A C -- -- -- -- SRO Unit -- -- -- -- N -- -- -- --
Supportive Housing A A P P C P P C1 P
Transitional Housing A A P P C P P C1 P

Item 16.

Housing Constraints City of Coachella | C-17
Table C-5: Housing Types Permitted by Base Zone
Housing Type
Base Zones

A-R A-T R-E R-S
R-0-
6000

R-M R-MH C-N SHO
P = Permitted (Primary Use)
A = Permitted (Accessory Use)
C = Conditionally Permitted
N = Not Permitted
1 Limited to second story.

Source: City of Coachella Zoning Ordinance
Table C-6: Housing Types Permitted by Specific Plan Zone Vista Del Agua Specific Plan
La Entrada Specific Plan
Housing Type
Single-Family Multi-Family
R-1
4,000
R-1
5,000
R-1
6,000
Cluster MultiFamilyVLDR LDR MDR HDR MU
Single-Family P P P P -- P P P P P 1
Duplex -- -- -- -- -- -- -- P P P
Multi-Family -- -- -- P P -- -- -- P P
Live/Work -- -- -- -- -- -- -- C C --
Mobile Home Parks -- -- -- -- -- N N N N --
Secondary Housing Units
(ADUs) -- -- -- -- -- P P P -- --
Senior Housing Facilities -- -- -- -- P C C P P P
P = Permitted (Primary Use)
A = Permitted (Accessory Use)
C = Conditionally Permitted
N = Not Permitted
1 Townhomes only.

Source: Vista Del Agua Specific Plan, La Entrada Specific Plan Accessory Dwelling Units (ADUs): The City’s Accessory Dwelling Unit standards were last updated in 2019 to comply with California Government Code §65852.2 and §65852.22. The City does not comply with the most recent State requirements for ADUs. The City must comply with new regulations. See Program 5.5 to reflect the new State law.

Emergency Shelters: Emergency shelters are allowed in the M-S Manufacturing Service Zone byright, without discretionary review. Outside of any Specific Plans, emergency shelters are only permitted in the M-S zone. Emergency shelters must comply with the following criteria:

Item 16.

C-18 | City of Coachella Housing Constraints

1. Emergency shelters shall be operated by a responsible agency or organization, with experience in managing or providing social services;

2. The shelter shall provide at least one qualified on-site supervisor at all times, plus one attendant for each fifty (50) occupants;

3. A shelter shall not be approved when another homeless shelter is existing within three hundred (300) feet of the proposed site;

4. Emergency shelters shall provide a setback of thirty (30) feet from the shelter building to any residential zone;

5. Parking shall be supplied at a ratio of one vehicle space per ten (10) beds, and one secured bicycle parking area designed to accommodate up to one bicycle per ten (10) beds;

6. Each shelter shall be limited to a maximum occupancy of fifty (50) persons, including warming shelters and daytime facilities; and

7. A management plan shall be required to address how the immediate sheltering needs of individuals who may be turned away from the shelter will be handled. The management plan shall establish a maximum length of time for which clients may be accommodated.

The above development standards, with the exception of the parking and separation requirements, comply with Government Code Section 65583(a)(4)(A), which requires that emergency shelters may only be subject to those development and management standards that apply to residential or commercial development within the same zone and certain, objective standards. Though setback requirements are not among the approved objective standards, all uses in the M-S zone are subject to a 30-foot setback where they abut a residential zone. The number of required parking spaces does not reflect the parking necessary to only accommodate shelter staff.

Therefore, these requirements will be amended to be consistent with state law, which requires sufficient parking for emergency shelter staff, provided that it is not more parking than is required for other residential or commercial uses within the same zone (Government Code §65583(a)(4)(A)). Furthermore, state law only allows a separation requirement of up to 300 feet between emergency shelters. A program has been included to amend the number of parking spaces require and separation requirement to be consistent with the state law (e.g., limitation of a maximum separation requirement of 300 feet) (Program 1.9).

Parcels in the M-S Manufacturing Service Zone are predominantly located along Grapefruit Blvd./Highway 111, with others located to the north along Interstate 10, to the east adjacent/south of 52nd Ave., and to the south on land owned by the Augustine Band of Cahuilla Indians west of Harrison St. There are a total of 86 M-S zoned parcels in the City, with an average lot size of 6.6 acres.

Item 16.

Housing Constraints City of Coachella | C-19
Of these M-S parcels, 15 are vacant, with an average lot size of five acres, totaling 351.5 acres of vacant land in the M-S Zone. Four of these parcels are within a half-mile of transit, food, and medical service, including:
• APN 603-232-016 (3.8 acres) – Near City’s northern border along Avenue 48; features an existing occupiable building (29,180 sf) and for-sale as of May 2023 • APN 778-030-005 (14.5 acres) – Near Downtown, occupied by four industrial buildings leased to the Union Pacific Railroad
• APN 778-191-004 (7.92 acres) – Near Downtown, vacant
• APN 778-180-001 (2.57 acres) – Near Downtown, vacant
According to the 2023 Riverside County Homeless Point-in-Time (PIT) Count, there were an estimated 74 persons experiencing homelessness in Coachella, of which 67 were unsheltered (see Appendix A, Section A.3.5).The City conservatively assumes a rate of one bed per 600 square feet. Considering these assumptions, the 10.49 acres of vacant land near downtown could accommodate over 700 emergency shelter beds.

In addition, the City has hundreds of acres of vacant land in other zones that allow residential uses with access to amenities and services. Most specifically, there are 25.44 acres of land in the Downtown Center, which is applied in the core of the City, closest to the majority of City services and transit. Using a similarly conservative square footage estimate, the City has capacity on vacant parcels in the Downtown Core for over 1,800 beds. The table below outlines the vacant land capacity and corresponding General Plan designation. For more information on these sites, see Appendix B, Section B.3.3 (Housing Sites Table).

Table C-7: Vacant Land Area
Land Use Designation Vacant Land (Acres)
Downtown Center (DC) 25.44
General Neighborhood (GN) 343.79
Neighborhood Center (NC) 92.48
Suburban Neighborhood (SN) 57.49
Urban Employment Center (UE) 169.78
Urban Neighborhood (UN) 78.08
As indicated in Program 1.1 of the Housing Element, the City relies on the General Plan land use designations for the site inventory, as the General Plan land use designation is a more accurate and recent reflection of the land use policy across the City. AB 2339, among other things, requires cities to accommodate emergency shelters in zones which also allow residential development.

The City includes Program 1.14 to amend the Zoning Code to comply with AB 2339.

Farmworker Housing: The Zoning Ordinance does allow for farmworker housing, specifically designated as either “Farm labor camps” or “Facilities used for the purposes of providing shelter for migrant agricultural works” in the A-R, A-T, and R-O-6,000 zones by Conditional Use Permit.

Item 16.

C-20 | City of Coachella Housing Constraints
Neither of these uses are defined in Chapter 17.06 (Definitions) to help further distinguish their use. The Zoning Ordinance has not been amended to comply with Health and Safety Code §17021.5 and §17021.6 which requires employee housing for six or fewer persons to be treated as a single-family structure and residential use in a residential zone and employee housing consisting of no more than 36 beds in group quarters designed for use by a single family or household to be treated as an agricultural use in a zone that allows agricultural activities. No conditional use permits, zoning variances, or other zoning clearance are to be required. As shown in Table A-10, 9.2 percent of Coachella workers are employed in farming, fishing, and forestry occupations in Coachella. Given the proximity to farmland located just outside City limits, there is a high demand for this residential housing type. The City proposes Programs 1.10 and 5.10 to facilitate housing for farmworkers.

Manufactured Homes and Mobile Home Parks:

The City does not have standards or requirements for manufactured homes on permanent foundations. To ensure manufactured homes are explicitly allowed in residential areas, as required by state law, the City proposes Program 5.7.

Chapter 17.52 (Mobilehome parks) provides supplemental standards for the development of mobile home parks in Coachella. Mobile home parks are subject to the following development standards:

1. Lot Requirements:
a. Minimum lot size: 5 acres.
b. Density: One mobilehome for each 4,500 sq. ft. of gross lot area. c. Lot width and depth shall be determined by the Planning Commission or City Council when the Conditional Use Permit is considered.

2. Yard Requirements:
a. Front Yard: 25 feet minimum.
b. Side Yard: 15 feet minimum.
c. Rear Yard: 15 feet minimum.

3. Requirements for Individual Mobilehome Sites within a Mobilehome Park:
a. Minimum individual site size shall be 3,000 sq. ft.
b. Each site shall have a minimum width of 35 feet.
c. Each mobilehome shall be set back at least five feet from the edge of any interior site roadway.

4. Height Limits:
a. Height limits shall be those in the zone in which a mobilehome park is authorized.

Item 16.

Housing Constraints City of Coachella | C-21

5. Distance Between Buildings and Mobilehomes:
a. There shall be a minimum average distance between mobilehomes of twenty (20) feet; except that where placed end to end, the distance may be reduced by ten (10) feet.
b. There shall be a minimum distance between mobilehomes and accessory buildings of fifteen (15) feet.
c. There shall be a minimum distance between accessory buildings of ten (10) feet.

6. Useable Open Space:
a. A common recreational-leisure area shall be provided for each mobilehome park.

Such recreational-leisure area shall be for the purpose of providing usable open space for the residents of the mobilehome park and shall not be for the use of the general public.
b. The size of such recreational-leisure area shall be equal to at least four hundred (400) square feet for each mobilehome site. Cabanas, swimming pools, decks, game areas, and similar uses may be included in such an area.

Supplemental development standards for mobilehome parks are common in the region and the standards above do not constrain the development of mobilehome parks.

Mobilehomes in the A-R, A-T, and R-E Zones are subject to Architectural Review and compliance with the following:

1. All mobilehomes subject to this review process shall be certified under the National Mobilehome Construction and Safety Act of 1974; and permanent foundations shall be approved by the building official; and roof material. Roof overhang and exterior finish materials shall be the same as typically used on conventional single-family structures.;

2. All mobilehomes shall be compatible with surrounding development;

3. All mobilehomes subject to the same development standards that apply to a conventional single-family dwelling; and

4. All mobilehomes shall be allowed to be placed upon any lot of record. (A-T and A-R only) Multi-Family: Section 17.20.030 (Property development standards) contains standards that apply only to multi-family housing developments in the R-M zone. The development standards include lot size requirements, yard requirements, height limit, distance between buildings, and useable open space. Additionally, the Section requires minimum dwelling unit sizes for the following unit types:

1. Efficiency: 600 square feet

2. One-bedroom: 750 square feet

3. Two-bedroom: 900 square feet

Item 16.

C-22 | City of Coachella Housing Constraints

4. Each additional bedroom: 150 square feet
The three-story maximum building heights in the R-M zone coupled with large minimum unit sizes for efficiency and one-bedroom units presents a constrain the maximum potential density for a multi-family residential development. To address this, the City proposes Program 5.4 to remove unit size limitations.

Single Room Occupancy (SROs): A Single Room Occupancy unit is considered a small, affordable housing unit that can serve as an entry point into the housing market for people who previously experienced homelessness. The R-O 6000 overlay zone allows for “boardinghouses, transient occupancy facilities, and other such facilities needed for emergency housing”, subject to Conditional Use Permit approval. The R-M zone allows for boarding and lodging houses as an accessory use. Neither zone provides criteria to specify how these uses must be developed or procedures to encourage their development. The City must update the Zoning Ordinance to provide a more specific use definition for SROs and provide development standards and procedures to allow for their development in specific zones. See Program 5.9.

Supportive and Transitional Housing: Chapter 633 of Senate Bill 2 requires that supportive and transitional housing be permitted as a residential use, subject only to restrictions that apply to other residential dwellings of the same type in the same zone. The Zoning Ordinance does not mention Supportive and Transitional Housing as permitted uses in zones which allow residential dwellings. The lack of specific references to these required residential use types displays a deficiency in the Zoning Ordinance. The City must update the Zoning Ordinance to include Supportive and Transitional Housing as a residential use to avoid any potential impediments to their development. See Program 5.6.

Housing for Persons with Disabilities
The Lanterman Developmental Disabilities Services Act (§5115 and §5116) of the California Welfare and Institutions Code declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. This classification includes facilities that are licensed by the State of California to provide permanent living accommodations and 24 hour primarily nonmedical care and supervision for persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. It includes hospices, nursing homes, convalescent facilities, and group homes for minors, persons with disabilities, and people in recovery from alcohol or drug addictions. The use of property as a licensed residential care facility for the care of six or fewer persons is considered a residential use that is permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards on these homes than otherwise required for homes in the same district.

Persons with disabilities normally have a number of housing needs that include accessibility of dwelling units. Persons with disabilities normally have a number of housing needs that include accessibility of dwelling units, access to transportation, employment, and commercial services; and alternative living arrangements that include on-site or nearby supportive services. Title 24 of

Item 16.

Housing Constraints City of Coachella | C-23
the California Code of Regulations ensures that new housing developments comply with and federal requirements for accessibility.

The City ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations and the Americans with Disabilities Act (ADA)) and federal requirements for accessibility. The City defines a family as "a person or persons living together as a single housekeeping unit in a residential building" which is not based on relationship of the household or the number of persons. The City's definition does not unnecessarily constrain living configurations conducive to persons with disabilities.

The Zoning Ordinance does not provide a specific use for Residential Care Facilities with associated thresholds for the amount of people allowed to live on-site. The Zoning Ordinance contains uses such as Convalescent homes, rest homes, and sanitaria, Congregate Housing Community, and Continuum of Care. While only two base zones and one zone within the Vista del Agua Specific Plan allow these types of uses, four out of the five zones within the La Entrada Specific Plan allow assisted living-type uses either permitted by-right or by Conditional Use Permit with no thresholds for distinction. The Zoning Ordinance does not explicitly reference housing for persons with disabilities beyond senior homes with assisted living accommodations. To address this constraint the City proposes Program 5.8 to update their regulations to accommodate for persons with disabilities, distinguish residential care use types, and allow for any residential care facility with 6 or fewer persons to be allowed by-right.

Reasonable Accommodation
The Zoning Ordinance does not currently have a Reasonable Accommodation policy which establishes a formal procedure for individuals with disabilities seeking equal access to housing.

The federal Fair Housing Amendments Act of 1988 and California’s Fair Employment and Housing Act prohibit discrimination against individuals with disabilities in housing and require that jurisdictions take affirmative action to eliminate regulations and procedures that deny housing opportunities to individuals with disabilities. Local jurisdictions must provide flexibility for individuals with disabilities or developers of housing for individuals with disabilities in the application of local zoning and building regulations and procedures. The City must update the Zoning Ordinance to include a Reasonable Accommodation policy and associated procedures.

See Program 4.2.

Incentives for Affordable Housing
Chapter 17.88 (Density Bonus and Development Incentives) covers the City’s Density Bonus provisions and incentives for the production of housing for very low income, low income, moderate income, and senior households.

In addition to the eligible density bonus percentage, an applicant may request one or more incentives or concessions in connection with its application for a density bonus. Section

17.88.040 (Number and types of density bonus and development incentives) lists the following available incentives and concessions:

Item 16.

C-24 | City of Coachella Housing Constraints

1. A reduction in the site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission as provided in Part

2.5 Section 18907 of Division 13 of Health and Safety Code, including, but not limited to, a reduction in setback and square footage requirements and in ratio of vehicle parking spaces that would otherwise be required and that results in identifiable, financially sufficient, and actual cost reductions;

2. Approval of mixed-use development in conjunction with the housing development if the nonresidential land uses will reduce the cost of the housing development and the nonresidential land uses are compatible with the housing development and surrounding development;

3. Other regulatory incentives or concessions proposed by the application or that the city determines will result in identifiable, financially sufficient, and actual cost reductions; and

4. Priority processing of a housing development that provides income-restricted units.

Additional incentives are offered for dedication of land, provision of childcare facilities, or preservation of affordable units in event of a condo conversion. These provisions for affordable housing bonuses and concessions were adopted during in 2013. There have been changes to State density bonus laws since 2013 (e.g., allowance for up to 50 percent density bonus). The City proposes Program 6.4 to update Chapter 17.88 to reflect current State law.

Replacement Policies
The City does not have a condominium conversion ordinance. Section 17.88.040.F (Condominium Conversion Incentives for Low-Income Housing Development) allows for additional 25 percent density bonus, If the developer of a conversion project agrees to:

1. Provide at least thirty-three (33) percent of the total units of the proposed condominium project to persons and families of low or moderate income; or

2. Provide at least fifteen (15) percent of the total units of the proposed condominium project to lower income households; and

3. Agree to pay for the reasonably necessary administrative costs incurred by the city.

Inclusionary Housing
The Zoning Ordinance does not currently have an inclusionary housing policy or ordinance.

Short-Term Rentals
The City does not have a short-term rental (STR) ordinance to control or regulate the use of residential properties for temporary rental. The City does prohibit the use of ADUs or JADUs from rental periods shorter than 30 days. The City has not observed a reduction in the availability or affordability of housing resulting from short-term rentals.

Item 16.

Housing Constraints City of Coachella | C-25
C.2.3 Building and Housing Codes and Enforcement
City Building Code
The City of Coachella adopted the 2019 California Building Code (CBC), including Chapters 2 through 35, and Appendix C, G, H, I, and J as adopted by the State of California, based on the 2018 International Building Code as published by the International Code Council. In addition, the City amended portions of the CBC relating to automatic sprinkler systems, cement types, grading, soils, and drainage devices.

Code Enforcement
The City’s Code Enforcement Division enforces the City Code on a complaint basis and investigates violations of city ordinances regulating public health, buildings standards, and land use, among others. The Housing Element includes Policies B.d and B.e, as well as Programs 2.1,

2.2, and 2.4, to help maintain Code-compliant housing conditions.

C.2.4 Permits and Procedures
Permits and Procedures
The time required to process a project varies greatly from one entitlement to another and is directly related to the size and complexity of the proposal, as well as the number of actions or approvals needed to complete the process. Table C-8 identifies approvals and/or permits that could be required for planning entitlements along with their corresponding approval body.

Table C-8: Review Authority
Permit/Approval Approval Authority
Architectural Review Planning Director/ Planning
Commission/ City Council
Minor Modification Planning Director
Conditional Use Permit Planning Commission
General Plan Amendment City Council
Variance Planning Commission
Zone Change City Council
Zoning Text Amendment City Council
Specific Plan City Council
CEQA Negative Declaration Planning Commission or City
Council
Environmental Impact
Report
Planning Commission or City
Council