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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).
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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
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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
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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
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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
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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.
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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
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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)
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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.
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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
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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.
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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.
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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
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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
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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
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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
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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 11.
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)
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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 11.
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
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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.
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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
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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 11.
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.
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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 11.
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
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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 11.
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 11.
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 11.
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 11.
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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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 226 Item 11.
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 227 Item 11.
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 228 Item 11.
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 229 Item 11.
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 230 Item 11.
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 231 Item 11.
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 232 Item 11.
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 233 Item 11.
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 234 Item 11.
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 235 Item 11.
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 236 Item 11.
Item 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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 11.
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.
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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:
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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,
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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
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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:
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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 11.
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.
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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.
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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
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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
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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:
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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.
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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
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The development review and permitting process is administered by the Development Services Department, including both the Planning Division and Building Division. A typical single-family development must submit a planning application, accompanied by a site plan and building plan sets, which is then reviewed and decision is made by the Planning Commission at a public hearing.
Affordable housing projects would be considered for administrative review. Multi-family development of more than three dwelling units is subject to architectural review, approved by the Planning Commission, which makes a decision after conducting a public hearing. Affordable projects consistent with the zoning code and General Plan would be processed administratively.
Developments of four or more dwelling units are subject to an additional pre-application review process. SB-35 eligible affordable projects are handled administratively at the City of Coachella and no hearings are required. Any residential development projects that involve a Tentative Tract Map, Change of Zone, and/or General Plan requires both Planning Commission and City Council.
Due to the Zoning Map and General Plan inconsistency many development projects require a Zone Change as well. Multi-family projects typically require two public hearings prior to approval, with additional hearings required for projects subject to a CUP or requesting a Variance. The inconsistency between the Zoning Code regulations and the General Plan vision contributes to a lengthier and more uncertain review process. The Housing Element includes programs to align the Code with the General Plan which will clarify the entitlement process and reduce the need for rezonings as part of project approval.
The time lapse between project approval and building permit issuance varies and depends on both staff review times as well as when the applicant submits the permit application following entitlement. Staff does not control the timing of application submittal relative to project entitlement.
In 2020, the City issued building permits for 158 new single family housing units, as part of the Valencia and Escondida Pointe projects. For those projects, the City has observed a lapse of approximately 10.5 months between project entitlement approval and building permit issuance, with some permits issued in as little as 4.5 months. These projects provide both market rate above moderate-income housing for ownership. Also issued building permits in 2020 was the 104-unit deed-restricted affordable project, Pueblo Viejo Villas. The project was entitled in 2017 and permits were issued three years later in 2020.Architecture Review: Chapter 17.72 (Architecture Review) establishes the intent, process, and requirements for the architectural review process.
The stated intent of the process is to determine whether a proposed development will properly comply with the architectural guidelines of the City and the provisions and development standards required by this chapter or as prescribed by the planning director, or other authorized agent. The submission of a site plan is required to conduct an architectural review. The chapter establishes thresholds for approval by the Planning Director or the Planning Commission. The Planning Director is the approving authority for developments of three units or less and projects that involve 500 square feet of new multifamily residential square footage. The Planning Commission is the approval authority for any residential project involving more than three dwelling units.
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Development in the A-R, A-T, R-E, R-M, C-N, and SHO zones are subject to the architectural review process as follows:
A-R Zone- Mobilehomes (subject to special criteria)
A-T Zone- Single Family and Mobilehomes (subject to special criteria) R-E Zone- All development (mobilehomes subject to special criteria) R-S Zone- >3 units Planning Commission approval 1-3 units Director approval R-M Zone- All development
Architectural review is required for all new development in the A-T, R-M, C-N, and SHO zones.
Mobilehomes require architectural review in the A-R, A-T, R-E zones, and must comply with specific criteria. No specific architectural design criteria are mentioned for the R-M, C-N, and SHO zones or for single-family developments in the A-T zone. Besides the architectural review process, development in the City is not subject to any other design review guidelines which may impact housing supply and affordability.
Conditional Uses: Chapter 17.74 (Conditional Uses) establishes the process and procedures for any uses that require a Conditional Use Permit for approval. The Planning Commission is the review and approval authority on all Conditional Use Permit applications, each determination is required to meet the following findings:
1. The proposed use will not be in conflict with, but will be in harmony with and in accordance with the objectives of the general plan;
2. The proposed use will be located, designed, constructed, operated and maintained so as to be compatible with the existing or intended character of the general vicinity and shall not change the essential character of the same area;
3. Consideration is to be given to harmony in scale, bulk, coverage and density, to the availability of public facilities and utilities, to harmful effect, if any, upon desirable neighborhood character, to the generation of traffic and the capacity of surrounding streets, and to any other relevant impact of the development;
4. Where the proposed use may be potentially hazardous or disturbing to existing or reasonably expected neighboring uses, it must be justified by the common public interest as a benefit to the community as a whole; and
5. The proposed use will include vehicular approaches to the property designed for reasonable minimal interference with traffic on surrounding public streets or roads.
The Planning Commission has the discretion to attach conditions of approval to an application.
Section 17.74.020.C lists 15 potential conditions that could be applied to an approval. The conditions listed below provide an example of the types of conditions that could be applied to a residential project:
1. Requirement of yards other than the minimum size required by this chapter;
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2. Modification of the exterior features or appearance of any structure where necessary to preserve property values;
3. Requirement of screening of parking, recreation or storage areas or other portions of the subject property from adjoining premises or from any street by walls, fences, planting or other devices;
4. Control of location, number, color, size, height, lighting and landscaping of signs and structures as related to creation of traffic hazards and appearance in harmony with surrounding development and community objectives; and
5. Requirement of off-street parking or other special features other than the minimum required by this chapter or applicable codes or regulations. (Note: Allows less than minimum as well as greater than.)
Minor Modifications: Section 17.70.120 (Minor modification) establishes the process which allows for relief from developments standards when the deviation does not create an adverse impact on the surrounding neighborhood. The Planning Director may allow for modifications of the follow standards:
1. Reduction of minimum lot area and/or dimensions, by not more than twelve (12) percent for up to twenty (20) percent of the lots in a subdivision. However, such modifications are not permitted for lot area in the R-O 6000 zone, and the dwelling unit on such a lot shall meet all setback and coverage requirements.
2. Reduction in front, side, or rear yard setback by not greater than ten percent of coderequired minimum.
3. Increase in fence height not greater than ten percent above code required maximum.
4. Reduction in required off-street parking, by not greater than five percent of code-required minimum.
5. Increase in building height not greater than five percent above code-required maximum
6. Modification of allowable sign area not greater than ten percent above code-required maximum.
7. Modification of allowable paving and hardscape in the front yard of residential zones not greater than ten percent above code-required maximum.
8. Modification of allowable side of accessory structure not greater than ten percent above code-required maximum and minimum distance between accessory structures and other buildings not greater than ten percent of code-required minimum, in the residential zones.
The planning director must render a decision within 60 days from receipt of a complete application.
The director has the discretion to deny, approve, or approve the minor modification with conditions to protect the surrounding area.
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Pre-Application Review: Chapter 17.77 provides the process for a pre-application review of a proposed development. The City Manager appoints a case manager for the project from a relevant department (e.g., Planning, Economic Development, Public Works etc.) which interfaces with the applicant and involved agencies. The Chapter explicitly states that the pre-application meeting and any information provided during the meeting is not a city recommendation for approval or disapproval of the application. A pre-application meeting is required for the following housing-related applications:
1. Projects involving a specific plan adoption, specific plan amendment, or planned development overlay;
2. Projects involving a general plan amendment, or change of zone;
3. Projects involving four or more dwelling units;
4. New construction of more than 500 square feet of building area within the boundaries of the Pueblo Viejo Master Plan;
5. New construction located within the boundaries of an adopted specific plan, if review is required by the director;
6. Subdivisions of land involving five or more lots.
The Planning Director reserves the right to require a pre-application review for any project involving multi-agency coordination and discretionary land use entitlements, where proposed land uses have the potential to cause adverse impacts upon surrounding property owners.
While the four specific procedures described above are clearly described within their respective chapters/sections, the Zoning Ordinance does not present objective criteria to evaluate a project for compliance with the Architecture Review and Conditional Use processes without clear findings.
An architectural review process with no objective criteria presents uncertainty for an applicant and likely leads to a protracted approval process which may result in delays in approval, added cost to the entitlement process, and uncertainty for prospective developers. Additionally, residential uses do not have specific criteria and conditions listed in the Conditional Use chapter. The list of potential conditions gives the Planning Commission wide-ranging discretion on how to condition certain projects for approval. The subjectivity throughout the approval processes presents a constraint to the development of housing. To reduce the potential constraint in the development review process, the Housing Element includes Program 5.12.
Permit and Development Fees
Table C-9 details the City’s processing fees for all planning entitlements. One or more of the entitlements would be required to process a residential project.
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Table C-9: Development Service Fees
Development Service Fee
General Plan Map Amendment $3,857 + $10/ac
General Plan Text Amendment $5,035 + cost of report
Specific Plan – Initial Draft – Processing only $5,976 + $10/ac Final Specific Plan – Submittal $3,857 + $5/ac + $5/unit Specific Plan Amendment $3,857.00
Zoning Map Amendments $5,976 + $10/ac
Zoning Text Amendments (Minor/Major) $2,679/$4,798 + cost of report Conditional Use Permit – Residential $3,857 + $10/ac + $5/unit Conditional Use Permit – Mobilehome Park $3,857 + $10/ac Conditional Use Permit – Recreational Vehicle Park $3,857 + $10/ac Conditional Use Permit – Planned Unit Development $3,857 + $10/ac + $5/unit Variance $2,679
Variance – Setbacks $1,714
Architectural Review – Single Family (1-4 units) $3,857 + $10/ac + $5/unit Architectural Review – Single Family (5+ units) $3,857 + $10/ac + $5/unit Architectural Review – Multi-Family (2-6 units) $3,857 + $10/ac + $5/unit Architectural Review – Multi-Family (7+ units) $3,857 + $10/ac + $5/unit Architectural Review – Second Unit on SF lot $2,305
Subdivision Ordinance Amendment $3,857
Tentative Maps – Single Family Tract $3,857 + $10/ac + $5/unit Tentative Maps – Multi-Family Condominium Tract
(Airspace)
$3,857 + $10/ac + $5/unit
Tentative Maps – Multi-Family Condominium Tract
(Townhomes type)
$3,857 + $10/ac + $5/unit
Tentative Parcel Map $3,857
Zoning Overlay District $3,857
Parcel Merger (2 to 4 lots) $2,679 + $100/lot + $25/ac
Development Agreement $9,998 Deposit (Actual Cost)
Modifications – Architecture Review $2,679
Modifications – Conditional Use Permit $2,679
Modifications – Specific Plan $2,679 + $5/ac + $5/unit
Modifications – Development Agreement $1,340 Deposit (Actual Cost) Time Extension – Architectural Review/CUP/Variance $1,125 Administrative Review & Approvals $250
Environmental Review – Categorical Exemption $541
Environmental Review – Initial Study
(Preparation/Review)
$4,780/$2,118
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Table C-9: Development Service Fees
Development Service Fee
Environmental Review – Negative Declaration $1,153
Environmental Review – Notice of Determination $1,153
Environmental Review – Environmental Impact Report
(Preparation/Review)
$10,000 Deposit (Actual Cost)/$5,000
Environmental Review – EIR Notice of Preparation $1,153 Environmental Review – MMP (Preparation/Plan Review) $2,500/$2,500 Environmental Review – MMP Notice of Preparation $1,153 Annexation/Detachment/SOI Amendments $6,213
Pre-Application Review $334
Appeal of Staff Decision to PC $1,880
Appeal of PC Decision to CC $2,539
Source: City of Coachella, Development Services – Fees, January 2014 Impact Fees
Table C-10 details the impact fees dependent on residential use type. The City’s impact fee schedule contains fees for single family and multi-family on a per-unit basis.
Table C-10: Impact Fees
Impact Fee Type Single-Family (per unit) Multi-Family (per unit) General Government $2,357.61 $1,980.39
Fire $1,750.03 $1,470.02
Police $306.52 $257.48
Park Improvements $6,480.35 $544.49
Park Land $1,377.00 $1,134.68
Library $577.88 $485.42
Streets and Transportation $2,685.98 $1,390.95
Art in Public Places1.25% x valuation .25% x valuation
TUMF1 $1,837.44 $1,276.80
Multi-Species $1,245.002 $518.002
Note:
1 Affordable Housing is exempted from TUMF and Art in Public Places fees. 2 0-8 Units per acre: $1,245.00; 8.1-14 units per acre: $518.00; More than 14 units per acre: $228.00.
Source: City of Coachella, Development Impact Fees 2017 The impact fees in Table C-10 display the cost of a single-family unit totaling $17,372.81 and a multi-family unit totaling $8,540.23, not including the Multi-Species and Art in Public Places impact
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fees. These totals show that the impact fees for multi-family units are approximately half the cost of a single-family unit. The impact fees do not present a constraint to the development of multifamily housing.
Streamlined Approvals
California Senate Bill 35 (“SB 35”), codified at Government Code Section 65913.41, became effective January 1, 2018.The intent of SB 35 is to expedite and facilitate construction of affordable housing. SB 35 requires cities and counties that have not made sufficient progress toward meeting their affordable housing goals for above-moderate and lower income levels to streamline the review and approval of certain qualifying affordable housing projects through a ministerial process. The City complies with state requirements of SB 35 as part of project review as projects are proposed. To ensure continued compliance facilitate this process the City proposes Program 6.7 to adopt local procedures consistent with SB 35.
Transparency
The City complies with all transparency laws and posts on the City website the zoning code, schedule of fees, exactions, and affordability requirements that would apply to a proposed housing development project.
C.2.5 On and Off-site Improvements
Chapter 16.28 (Improvements and Grading), within Title 16 - Subdivisions, specifies the required improvements for subdivisions. Required improvements include:
1. Grading, curbs, and gutter, paving and drainage structures necessary for the proper use and drainage of the development, streets, highways and/or public safety;
2. Site grading and drainage, taking into consideration the drainage pattern of adjacent improved or unimproved property and making drainage provisions adequate for total ultimate development of the natural tributary area.
3. Street name and traffic control signs;
4. Sidewalks and bicycle paths;
5. Fire hydrants and a water system with mains of sufficient size and capacity to provide future extensions to adjacent property;
6. Sanitary sewer facilities and connections for each lot;
7. Street trees as required by the director;
8. Provision shall be made for any and all railroad crossings necessary to provide access to or circulation within the proposed subdivision, including the preparation of all documents necessary for application to the state public utilities commission for the establishment and improvement of such crossings;
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9. Midblock pedestrian ways, where required;
10. Improvements on private access easements shall be required as determined by the city engineer;
11. Street lighting facilities shall be provided in accordance with the council's policy for the area of the city where the subdivision is located. Lighting shall be adequate to permit proper policing of the subdivision and shall be so screened or otherwise designed as not to interfere with views from the hillsides of the city;
12. All utility distribution lines including, but not limited to electric, communication, natural gas, and cable television lines installed in and for the purpose of supplying service to any subdivision shall be placed underground. Undergrounding shall include existing aboveground facilities located within the subdivision and extending to the first existing pole outside the subdivision;
13. Traffic signals in an amount proportionate to the benefits received according to rules and regulations as may be adopted from time to time by the council.
While improvements such as curbs, gutters, drainage, and street trees are typical of jurisdictions in the region, the requirement of traffic signals, bicycle paths, and undergrounding all utility lines may increase the cost associated with new residential subdivisions due to the added costs of these improvements. However; these improvements are intended to ensure new projects provide appropriate amenities for future residents and should not be removed.
Section C.3 Non-Governmental Constraints
Market factors over which a local government has only limited ability to control can influence the jurisdiction’s capacity to develop more housing. These market-related constraints include land cost, construction cost, and the availability of financing. An assessment of these nongovernmental constraints can inform the development of potential actions that can ameliorate its impact.
C.3.1 Housing Supply/Conditions
Market Overview: For-Sale
As shown in the Needs Assessment (Appendix A, Figure A-23), the financial crisis of 2007/2008 and the ensuing Great Recession caused home values in Coachella to drop 64 percent from 2006 to 2011. As of 2018, Coachella home values have not rebounded to their pre-Recession levels.
In 2018, the median sales value for a single-family home in Coachella was $245,000, compared to $200,000 in 2008 (23 percent increase). While Coachella median home sales price is 43% of the sales price in the SCAG region, the City and region price trends remain consistent over time.
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Since the beginning of the recovery from the Great Recession in 2013, interest rates have been maintained at low levels of 3.5 to 4.5 percent. Due to the COVID-19 pandemic, however, national 30-year mortgage rates have dropped to historically low levels, declining to 2.7 percent in late 2020. When interest rates are low, capital investment and housing production generally increase, and more people are likely to take out a mortgage than when interest rates are higher. In addition, consumers are able to borrow more money for the same monthly payment. Extremely low interest rates are one of the factors that has led to overall increased home values in Coachella above what has been seen in the past several years. Coupled with the general desire during the pandemic to move from denser to more spacious neighborhoods, the housing market will likely continue to be competitive in the near future.
Market Overview: Rental
As shown in the Needs Assessment (Appendix A, Figure A-24), Coachella rents are about twothirds that of rents in Riverside County. The median rent paid in Coachella in 2019 was $879.
Over the past 10 years, rents in Coachella have increased six percent while rents in Riverside County have increased 23 percent.
Per the Needs Assessment (Appendix A, Figure A-27), the most common rent category across all Coachella renters is $500 to $1,000 per month, which represents 53 percent of renters. Rent categories range from less than $500 per month (9.1 percent of Coachella renters) to more than $2,000 per month (0.9 percent of Coachella renters). While lower-income households spend a larger proportion of their income on rent, they generally spend less on rent overall.
C.3.2 Development Costs
Land Costs
Land cost was estimated through a review of vacant land sale transactions within the past year (2020 and 2021). Land in Coachella is estimated to cost an average of $17 per square foot (PSF), or about $735,000 per acre. Individual lots ranged from $5 to $42 PSF, or about $214,000 to $1,830,000 per acre. These lots ranged in sizes from 5,000 to 38,000 square feet.
Land is not considered a constraint to development, as there is availability of vacant land for future housing construction.
Construction Costs
According to a March 2020 report published by the Terner Center for Housing Innovation at UC Berkeley, construction costs for multifamily housing in California have climbed 25 percent between 2009 and 2018. This increase is in part due to the higher cost of building materials, such as wood, concrete, and steel, as well as prevailing wage requirements. According to RSMeans, construction costs (including materials and labor but excluding soft costs such as fees) for a small apartment complex in the Coachella area ranged between $144 to $169 per square foot in the first quarter of 2021. Construction costs can vary depending on the type of development, ranging
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from more expensive steel-frame Type I construction to more affordable wood-frame Type V. Due to the smaller scale, single family homes tend to be more expensive to construct on a per square foot basis than multi-family. This cost can fluctuate depending on the type and quality of amenities to the property, such as expensive interior finishes, fireplace, swimming pool, etc.
Soft costs are the costs that are not directly incurred by the physical construction of the development. These costs include services for architectural, consultant, and legal services, as well as permitting requirements and impact fees. They generally range from 15 to 30 percent of total development costs but can fluctuate depending on local fees and exactions. Please refer to the Permit and Development Fees section, above, for a discussion of the City’s required permit and development fees.
C.3.3 Availability of Financing
The availability of financing can impact rates of homeownership. The ability to secure financing can be influenced by several factors, including creditworthiness, debt-to-income ratio, and the restrictiveness of mortgage lending standards. Reviewing data collected through the Home Mortgage Disclosure Act (HMDA) can reveal the role the lending market has had on local home sales. Home purchase loans in 2019 are summarized in the table below.
There was a total of about 340 loan applications for either government-backed or conventional loans in Coachella in 2019. The approval rate for both types of loans was about 70 percent.
However, driven by continued low mortgage interest rates, there were 449 applications for refinancing. These applications had a lower rate of approval at 49 percent.
In competitive housing environments when purchasing a new home may be out of reach for some, home renovations can be a desirable and more affordable way to add value to property. There were 65 home improvement applications in 2019. The approval rate for these types of applications was only 28 percent.
Table C-11: Total Home Loan Applications
Type Total Applications
Government-backed 188
Conventional 151
Refinancing 449
Home Improvement 65
5+ Units 2
Non-occupant 54
Source: HMDA, 2019
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Figure C-1: Home Loan Application Disposition
Source: HMDA, 2019
C.3.4 Summary
Lower for-sale prices and rental rates have tempered large-scale market-rate housing production in Coachella. The city is still recovering from the housing shock of the 2008 Recession, though is currently experiencing a fair level of demand for single-family homes due to their relative affordability compared to the region, as well as the appeal of more open space during the COVID19 pandemic. Lower land costs have facilitated the development of affordable housing projects throughout the city, most of which are developed through partnerships with local non-profit housing providers. Most of the new construction is expected to be for lower-income households while market-rate housing projects are less common. Lower housing costs in Coachella have resulted in greater proportion of residents who own their own home rather than need to rent. The affordable development is crucial to the City, however, as those who do rent experience a much higher rate of housing cost-burden than the region overall.
While market conditions are not the main constraint to housing development in Coachella, market conditions may shift during the next eight years. In order to encourage housing development, the Housing Element includes programs to streamline approvals, as project delays can increase economic costs, as well as review fees to ensure they are not a constraint to development. 74% 70%
49%
28%
100%
65%
9% 10% 21%
62%
0%
18% 21% 15%
30%
11% 0%
20%
Government-backed Conventional Refinancings Home Improvement 5+ Units Non-occupant % Approved % Denied % Withdrawn or Incomplete
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Section C.4 Environmental and Infrastructure
Constraints
C.4.1 Environmental Constraints
The City of Coachella is a largely underdeveloped desert community located at the eastern end of the Coachella Valley. The Valley is flanked by the San Jacinto and Santa Rosa Mountains on the west and the Little San Bernardino Mountains on the east. The Coachella Valley generally slopes to the southeast towards the Salton Sea.
The City certified an Environmental Impact Report (EIR) for a General Plan Update in February 2015 (EIR SCH No. 2009021007). The General Plan EIR analyzed the impacts of the General Plan policies and objectives. Per the EIR, there are no environmental constraints related to hazardous materials and soil that would impede the development of housing at the capacities identified in the sites inventory and analysis. Additional analysis will be required if there is future rezoning to development standards above those outlined in the General Plan Update.
C.4.2 Infrastructure Constraints
Drainage
The dominant drainage/surface water feature in the Coachella Valley is the Whitewater River. The Whitewater River watershed is primarily in Riverside County within the Coachella Valley Planning Area of the Colorado River Regional Water Quality Control Board (RWQCB). Regional drainage and flood control in the Planning Area are managed primarily by the Coachella Valley Water District (CVWD). The CVWD boundaries cover most of the Coachella Valley from the San Gorgonio Pass to the Salton Sea. The CVWD also maintains an extensive system of agricultural tile drains throughout the Coachella area. The tile drain system is designed with two primary functions. First, the tile drains return excess irrigation water to the Coachella Valley storm water channel, and second, they artificially lower Coachella’s otherwise high water table, protecting crops from inundations.
Channel and levee improvements have been made along most of the Whitewater River channel, limiting the 100-year flood zone primarily within the banks of the channel. The East Side Dike is designed to protect the Coachella branch of the All-American Canal, which passes through the northeastern part of the city. The Bureau of Reclamation provided funds for the East Side Dyke in the 1940’s, which was constructed with a series of detention basins to protect the canal from mountain runoff. The flow is directed into diversion channels which convey the runoff to the Coachella Valley Stormwater Channel.
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Water
The City of Coachella’s Coachella Water Authority (CWA) is the water supplier for the entire City service area. As a public water supplier in the Coachella Valley, the City maintains a close and cooperative relationship with Coachella Valley Water District (CVWD). The CVWD is a multifaceted agency that delivers irrigation and domestic water (including drinking water), collects and recycles wastewater, provides regional storm water protection, replenishes the groundwater basin and promotes water conservation. The demands associated with the General Plan Update have mostly been accounted for as part of CVWD’s regional water supply planning efforts, which specifically include population projections within the City and its SOI through the year 2045.
In September 2009, CVWD and the City signed a Memorandum of Understanding (2009 MOU) to assist in ensuring a sufficient and reliable water supply for development projects within the City in a manner consistent with CVWD’s Water Management Plan as amended from time to time.
Under the terms of the 2009 MOU, various means are identified by which the City can provide for the supply of supplemental water to offset the demands associated with development projects approved by the City. For instance, under the 2009 MOU the City can participate in funding CVWD’s acquisition of supplemental water supplies to offset demands associated with newly approved projects within the City’s SOI. In February 2013, CVWD and the City signed a Memorandum of Understanding (2013 MOU) regarding implementation of the 2009 MOU. Among other things, the 2013 MOU further specifies the mechanism by which the City can finance and acquire supplemental water supplies from CVWD to meet the projected demands of new development projects, including the 6th Cycle RHNA, and establishes a process for preparing and adopting Water Supply Assessments and Written Verifications for such projects.
Sewer
The City’s wastewater treatment facilities are managed by the Coachella Sanitary District and are under the Colorado River Basin Regional Water Quality Control Board (CRBRWQCB). In order for wastewater treatment facilities to be in operation, they must comply with all requirements of the CRBRWQCB with annual reporting to monitor treatment practices. This regulatory framework ensures that wastewater treatment facilities that will be used to service the development under the City’s General Plan Update, including total capacity to accommodate the RHNA, and will comply with wastewater treatment requirements of the Regional Water Quality Control Board. In addition to the regulatory system, policies proposed in the General Plan Update require that adequate wastewater treatment capacity exist or be online before new development can be completed. Ensuring this additional capacity is in place prior to the occupation of new development would prevent plant overdemand and overflows of untreated wastewater into local waterways, preventing the exceedance of any requirements for treatment of wastewater and the associated environmental impacts associated with such. In the event that a wastewater treatment facility exceeds applicable requirements, new development will have to ensure a wastewater treatment facility that can handle the growth from new development before construction, either through the upgrades of additional facilities or the construction of new facilities. Understanding
Item 11.
Housing Constraints City of Coachella | C-39
this constraint, the City proposes Program 2.6 to consider requiring developers to plan for and construct oversize infrastructure improvements to build capacity for new growth. This program will particularly address the needs of Disadvantaged Unincorporated Communities (DUCs) in the City’s sphere of influence, which often experience poor access to services and resources and limited or no infrastructure improvements. However, the cost of infrastructure investment in undeveloped areas of the city in and of itself poses a constraint to future housing development.
Item 11.
Item 11.
Existing Programs Review City of Coachella | D-1
Appendix D:Existing Programs Review
Contents
Appendix D: Existing Programs Review................................................. D-1 Section D.1 Existing Housing Programs Review .................................................................. D-2
Item 11.
D- 2 | City of Coachella Existing Programs Review
Section D.1 Existing Housing Programs Review
This Appendix documents the implementation status of the current Housing Element programs. The main purpose is to evaluate which programs were successful and should be continued, and which programs were ineffective and should be eliminated or modified.
The City’s focus during the 5th cycle was to complete the 4th and 5th Cycle shortfall rezonings to ensure there was adequate capacity for housing development. The City completed the 4th Cycle rezoning program in 2019, by adopting ordinance no. 1143, which rezoned portions of “Zona Central” to RM-Urban and RM- General for capacity of 1,916 units for lower-income units. In 2021 the City completed two separate rezoning projects to with realistic unit potential of 2,781 in new RM- Urban and RM- General zones. In addition, the City has actively worked with for profit and non-profit developers to entitle a variety of market rate and affordable projects. Market rate products include three-bedroom single-family products at Valencia at Coachella, Escondida Pointe, Sevilla, and Coachella 155. In 2020, the City approved Pueblo Viejo Villas, 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 low-income 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. 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.
Affordable housing production benefits lower-income household groups, as well as special needs populations (such as female-headed households and senior households) because these households are also typically more affected by affordability issues due to limited and/or fixed incomes. As noted below, the City has worked throughout the 5
th Cycle to coordinate with non-profit developers to secure funding for housing for other special needs groups. The City will continue these programs in the 6 th Cycle and has
proposed additional programs this Cycle to facilitate housing for farmworkers and persons experiencing homelessness.
Item 11.
Existing Programs Review City of Coachella | D-3
Table D-1: Existing Housing Element Programs Review
Program
#
Program
Description
Responsible
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Evaluation
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Goal 1: Adequate Housing. Adequate housing in the city by location, price, type, and tenure, especially for those of lower income and households with special needs.
1.1 The City will adopt the updated General Plan Land Use Element to provide for a wide range of housing opportunities, suitable for residents of all income levels. Following General Plan adoption, the City will conduct a study that analyzes changes needed to the Zoning Code to implement the new General Plan and will then complete a comprehensive Zoning Code update. Once the City's General Plan and Zoning Code are adopted, the City's standards will:
• Provide adequate, suitable sites for the construction of new housing, reflecting a variety of housing types and densities; • Explore and establish mechanisms such as incentives and funding to promote and preserve housing affordability in targeted growth areas;
• Meet the requirements of state housing law;
• Facilitate housing in a variety of neighborhood styles; • Allow mixed-use residential development; and
• Ensure the compatibility of residential areas with surrounding commercial and other nonresidential uses.
Responsible Agency:
Community Development
Department (Note:
Community Development
Department (CDD) is now the
Development Services
Department (DSD). All
references to CDD shall be
implied to mean DSD)
Funding: Department budget
Time Frame: General Plan
update adopted in early
2014, Compatibility Study
completed by 2014, Zoning
Code updated by 2015,
Examine potential affordable
housing incentives annually
or as needed when projects
are proposed, establish
incentives in conjunction with
the Zoning Code update by
2015.
The City has adopted
the updated General
Plan and has
completed some
Code amendments
but has not fully
implemented the
General Plan (not
completed the Zoning
Code update).
Modify - Update this
program to include
the Zoning Code
update only.
1.2 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:
Community Development
Department
Funding: Department budget
Time Frame: Ongoing,
2014–2021
The City ensures
projects are reviewed
by City departments
and external agencies
that provide public
and private facilities
and services for
comments and
conditions of
approval. The
provisions of
adequate services is
also requires as part
Continue.
Item 11.
D-4 | City of Coachella Existing Programs Review
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of the environmental
checklist.
1.3 While the new General Plan standards will create ample opportunity for higher-density housing appropriate to meet the lower-income RHNA for the 2008–2014 and 2014 – 2022 planning periods, zoning standards are not yet in place to facilitate development at planned General Plan densities.
Thus, as part of the planned Zoning Code update, the City will ensure that the new zoning standards facilitate housing development at new General Plan densities to accommodate the remaining 2008–2014 RHNA of 1,916 units and the remaining 2014–2022 RHNA of 2,542 lower-income units.
Potential rezone sites are listed in Table B-49. It is anticipated that sites rezoned to meet this remaining RHNA will be those located in the Urban Neighborhood and Urban Employment land use areas, which have planned minimum densities of 20 and 30 units per acre, respectively.
The City will ensure that sites made available through zoning changes to meet the Coachella’s remaining 2008–2014 RHNA and remaining 2014– 2021 lower-income RHNA meet the following criteria:
• Require a minimum density of 20 units per acre
• Be of adequate size to accommodate at least 16 units per site • Allow multi-family residential development “by right” (without discretionary review)
• At least 50 percent of sites will allow residential uses only Responsible Agency:
Community Development and
Building Departments
Funding: Department
budgets
Time Frame: Sites will be
made available within one
year of Housing Element
adoption.
The City completed
the rezoning to
accommodate the 4th
Cycle shortfall of
1,916 sites in 2019,
and implemented
minimum densities for
the RM-Urban
Neighborhood and
RM-General
Neighborhood.
Rezoning to complete
the 5th Cycle shortfall
is in progress as of
June 2021.
Delete - Rezoning
anticipated to be
completed by the
start of the 6th Cycle
Planning period.
1.4 Evaluate opportunities for parcel assembly and the use of underutilized sites for affordable housing. Discuss housing development potential with developers and consider relaxing development standards and prioritizing application processing to facilitate housing on these sites. Communicate with developers regarding the variety of housing development options available for these sites under the new General Plan.
Responsible Agency:
Community Development
Department
Funding: Department budget
Time Frame: Ongoing,
2014–2021
The City has
encouraged parcel
assembly and use of
underutilized sites for
affordable housing
such as the Pueblo
Viejo Villas mixed use
project (Chelsea
Investments) which
required use of the
planning unit
development to
accommodate the
project height and
density.
Continue.
Item 11.
Existing Programs Review City of Coachella | D-5
Program
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Program
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1.5 Regularly post housing data, such as information on building permits, vacancy rates,and availability of funding sources, on the City’s website and provide the information ina hard copy, available upon request.
Responsible Agency:
Community Development
DepartmentFunding:
Department budgetTime
Frame: 2014; updated every
6 months thereafter
Not Complete.
Modify - Continue
providing info upon
request only.
1.6 Encourage developers to provide units with three or more bedrooms, suitable to house large households. In addition, identify incentives for development of housing suitable for families with children, with family members requiring assistance, and multigenerational families. Encourage and where feasible incentivize developers to construct new units that include a full bathroom and bedroom on the first floor.
Responsible Agency:
Community Development
Department
Funding: Department budget
Time Frame: Offer incentives
and work with developers as
projects are processed
through the Community
Development Department.
New proposed single
family residential
development during
the 5th Cycle element
proposes a minimum
of 3 bedrooms
(Valencia at
Coachella, Pulte)
(Escondida Pointe,
DR Horton) (Sevilla,
Pulte) (Coachella
155, DR Horton)
Modify - Separate
policy from action.
1.7 Consider preparing a study to explore the benefits and impacts of an inclusionary housing ordinance. The study will:
• Determine an appropriate percentage of affordable units and potential level of affordability;
• Analyze potential program options including the provision of below market rates on and off-site as well as land
dedication and in-lieu fee options; and
• Examine administrative resources required to administer an inclusionary program.
Responsible Agency:
Community Development
Department
Funding: Department budget
Time Frame: 2014
The City does not
have an inclusionary
housing policy and a
study has not been
conducted.
Modify - Consider
exploring incentivesbased programs to
avoid unnecessarily
constraining housing
development.
1.8 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 new Master Plan review process (as described in the draft General Plan Land Use Element) to facilitate affordable unit development. Work with land owners 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:
Community Development
Department
Funding: Department budget
Time Frame: Adopt the
Master Plan process as part
of the new General Plan in
early 2014; engage in
ongoing dialogue with
developers; and offer priority
The City has
successfully made
progress on this
program through
various developments
/ conversations with
large-site property
owners, such as
Peter Rabbit Farms.
Continue.
Item 11.
D-6 | City of Coachella Existing Programs Review
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subdivision processing as
applications are submitted.
Goal 2: Conservation and Improvement. A preserved and well-maintained existing affordable housing stock.
2.1 Continue to implement the City’s Residential Rehabilitation Program as funding is available. Allow funds to be used to 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 Hal Responsible Agency:
Community Development
Department
Funding: CDBG and HOME
Time Frame: Ongoing
Funding has not been
available for this
program but this City
is looking to make
funds available in the
next fiscal year with
CDBG funds.
Continue
2.2 Continue to monitor housing conditions throughout the city, and periodically conduct formal housing condition surveys.
Responsible Agencies:
Community Development and
Building Departments
Funding: Department
budgets and (for housing
condition surveys) CDBG
Planning/Technical
Assistance Grants
Time Frame: 2014 and as
funding is available through
2021
Code enforcement
monitors housing
conditions and
ensures compliance
of housing conditions
with City’s Municipal
Code. .
Modify - "…conduct
formal or informal
housing condition
surveys".
2.3 Continue to implement the abandoned and vacant property ordinances, enforce proactive neighborhood enhancement policies, and explore new methods of eliminating unsightly property conditions in residential areas.
Responsible Agency:
Community Development
Department
Funding: Department budget
Time Frame: Ongoing,
2014–2021
Code Enforcement
continues to monitor
vacant properties and
ensure that Municipal
Code compliance.
Continue.
2.4 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. 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
program by 2015, monitoring
ongoing
No action
Modify- Clarify the
split responsibility
between City and
State for permitting
and compliance.
Item 11.
Existing Programs Review City of Coachella | D-7
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Responsible
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2.5 Maintain a representative and an alternate to the CVAG Housing Committee to consistently represent the City in discussions regarding housing issues.
Responsible Agency:
Community Development
Department, City Council
Funding: General Fund
Time Frame: Annually
There is no longer a
CVAG Housing
Committee.
Modify –. City to
continue to
participate in CVAG
housing-related
discussions.
2.6 Participate in the SAFE Cities Committee and in other groups and committees that bring together public safety, neighborhood enhancement, and regional representatives
Responsible Agency:
Economic Development
Department
Funding: General Fund
Time Frame: Ongoing
This does not exist Delete.
2.7 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 disadvantaged unincorporated communities within and adjacent to the City’s sphere of influence. The City will participate in outreach and information gathering events and strategy sessions, contribute to efforts to identify and estimate the cost of potential infrastructure improvements including the preparation of the Integrated Regional Water Management Plan (prepared by CVWRMG), and pursue funding sources to complete
necessary upgrades.
As a condition of approval for development in new growth areas, require that developers plan for and construct oversized facilities to create infrastructure connection opportunities for nearby disadvantaged communities. Coordinate with agencies and
communities’ groups to explore annexation potential and timeframes.
Responsible Agency:
Community Development
Department
Funding: General Fund
Time Frame: Attend events
as available, engage in
ongoing communication with
Riverside County and other
organizations, assist with
funding applications as
NOFAs are released, require
infrastructure extensions as
development agreements are
prepared in new growth
areas, engage in ongoing
dialogue(meet at least
annually) to determine
annexation potential and
timeframes.
The City is part of the
Coachella Valley
Regional Water
Management Group.
Since its formation
the City has applied
and received grant
funding to prepare
infrastructure plans
that extend outside
the City’s limits and
into its sphere of
influence, the City has
also secured funding
for the construction of
some of the identified
projects and is
currently under
application review for
others
Modify – Due to high
infrastructure costs,
relax requirement
(i.e., "Consider
requiring") for
oversized facilities in
new growth areas;
organize the different
components of this
program under a
broader DUCs
program.
Goal 3: Reduced Energy Usage. Reduced residential energy usage within the city, resulting in reduced housing costs.
3.1 Continue to utilize the development review process to incorporate energy conservation techniques into the siting and design of proposed residences to minimize energy consumption as well as housing costs Responsible Agencies:
Community Development and
Building Departments
Funding: Department
budgets
Time Frame: Ongoing
City has not tracked
this. But City has
started to add this to
design review for new
projects since
conservation
techniques are
Modify - Develop
objective standards
for energy
conservation
techniques.
Item 11.
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policies of the
General Plan.
3.2 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:
Community Development
Department
Funding: Department budget
Time Frame: Ongoing
This is required by the
Building Division Continue.
3.3 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: IID,
Community Development
Department
Funding: N/A, materials
provided by IID
Time Frame: Ongoing
No request for
information. City has
not actively
distributed
information.
Continue.
3.4 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 the Western Riverside Council of
Governments HERO program.
Responsible Agency:
Community Development
Department
Funding: N/A, materials
provided by rebate/financing
programs
Time Frame: Ongoing
No request for
information. City has
not actively
distributed
information.
Modify- City is not
located within
WRCOG. Remain
open to parrtnerships
between CVAG and
WRCOG for energy
programs.
Goal 4: Equal Housing Opportunity. Equal housing opportunities for all residents of the city regardless of race, religion, marital status, age, sex, nationality, physical or developmental disability, family size, and level and source of income.
4.1 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 to 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 Community Development Department.
Responsible Agency: City
Manager’s Office, Community
Development Department,
City Clerk
Funding: Department budget
Time Frame: Ongoing,
2014–2021
The City provides Fair
Housing brochures at
City Hall
Continue.
4.2 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:
Community Development
Department
Funding: City General Fund
Time Frame: 2015, as part of
the comprehensive Zoning
Code update
Did not complete. Continue.
Item 11.
Existing Programs Review City of Coachella | D-9
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4.3 Amend the Zoning Code to define transitional and supportive housing in accordance with the Health and Safety Code, Sections 50675.14 and 50675.2, and specify that both types of housing shall be treated as residential uses of property, subject to the same restrictions/regulations as other types of housing in the same zoning district.
Responsible Agency:
Community Development and
Building Departments
Funding: City General Fund
Time Frame: Within one year
of Housing Element adoption
The Zoning Code
does not explicitly
allow transitional and
supportive housing,
subject to the same
requirements of a
residential use in the
same zone.
Continue.
4.4 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.
Responsible Agency:
Community Development
Department
Funding: General Fund
Time Frame: Ongoing,
2014–2021
No action Modify – Reframe as
policy.
4.5 Amend the Zoning Code to include manufactured housing as an approved housing type, as per State of California requirements.
Responsible Agency:
Community Development
Department, Planning
Commission
Funding: City General Fund
Time Frame: 2015,
amendment will be
completed as part of the
comprehensive Zoning Code
update
Not Complete.
Manufactured
housing is allowed as
a conditional use only
in the R-O-6000
Residential Overlay
Zone.
Continue.
4.6 Revise the Zoning Code to allow State-licensed and unlicensed group homes, foster homes, residential care facilities, and similar facilities; to allow, by right, group homes with six or fewer persons in any residential zone; and to allow with administrative approval group homes with greater than six persons in all high-density residential zoning districts.
Responsible Agency:
Community Development
Department
Funding: Departmental
budget
Time Frame: Within one year
of adoption of this Housing
Element
Not Complete. Group
homes are not listed
as an allowable use
in either R-S or R-M
zones.
Continue.
4.7 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. The City will also ensure that such procedures encourage and facilitate the development of housing for farmworkers.
Responsible Agency:
Community Development
Department, Planning
Commission
Funding: Departmental
budgets
Time Frame: Within one year
Not Complete. Code
(use tables) does not
discuss residential or
group farmworker
housing.
Continue.
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of adoption of this Housing
Element
4.8 Amend the Zoning Code to define single-room occupancy units (SROs) and identify zones in which SROs are allowed. Facilitate the development of SROs as appropriate housing type for persons with special needs and extremely low incomes.
Responsible Agency:
Community Development
Department, Planning
Commission
Funding: Departmental
budgets
Time Frame: Within one year
of adoption of this Housing
Element
Not Complete. Continue.
4.9 Amend the Zoning Code to broaden the definition of “family” in keeping with state and federal law and current best practices to protect the rights of persons with disabilities and nontraditional families.
Responsible Agency:
Community Development
Department, Planning
Commission
Funding: Departmental
budgets
Time Frame: Within one year
of adoption of this Housing
Element
Complete. Delete.
4.10 Encourage the development of housing for farmworkers by assisting developers with site identification and providing technical assistance on funding applications. In addition, the City will develop an informational brochure illustrating the possible funding sources and other potential incentives for the development of farmworker housing and provide this brochure at the Community Development Department and on the City web site.
Responsible Agency:
Community Development
Department, Planning
Commission
Funding: Departmental
budgets
Time Frame: Assist
farmworker housing
developers as needed,
prepare and make brochure
available within one year of
Housing Element adoption
City assists
developers on
request. An
informational
brochure has not
been developed.
Modify- Remove
brochure
Goal 5: Remove Constraints. Policies, standards and programs that facilitate the maintenance, improvement, and development of housing commensurate with local needs.
5.1 Upon adoption of the General Plan, the City will conduct a study that analyzes changes needed to the Zoning Code to implement the new General Plan and will then complete a comprehensive Zoning Code update. The updated Zoning Code will build on concepts outlined in the Responsible Agency:
Community Development
Department
Funding: Department budget
Not Complete.
Modify - Ensure that
the Code update
removes barriers to
production of a
Item 11.
Existing Programs Review City of Coachella | D-11
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General Plan to incorporate the use of innovative land use techniques and construction methods such as clustering of units, density transfers, zero lot line development, and others to minimize housing development costs and to maximize development opportunities.
Time Frame: Every five
years
variety of housing
types.
5.2 Periodically (every five years) survey other cities in the Riverside County area to ensure that the City’s development fees are reasonable and do not pose an unreasonable constraint to housing development.
Responsible Agency:
Community Development
Department
Funding: Department
budget: possible CDBG
Planning/Technical
Assistance Grant
Time Frame: 2015 and 2020
Not complete
Modify- compare fees
to other jurisdictions
using a cost recovery
model
5.3 Encourage concurrent processing of entitlements to foster an environment conducive to business, allowing various analyses and staff reports to be done at the same time, rather than requiring one process to be completed before beginning the next process. Department staff will notify applicants early in development process of this policy and maintain public notice of the City’s policy on the website.
Responsible Agency:
Community Development
Department
Funding: Department budget
Time Frame: Ongoing,
2014–2021
The City allows
concurrent processing
of entitlements and
encourages this.
Modify - Reframe as
a policy.
5.4 Review revisions to the Zoning Code to evaluate implementation of reduced parking requirements for residential projects serving special needs groups or for projects located close to public transportation or commercial services.
Responsible Agency:
Community Development and
Building Departments
Funding: Department
budgets
Time Frame: 2015 as part of
the comprehensive Zoning
Code update
Not Complete.
Modify - Amend code
to reduce parking
requirements for
special needs
groups, including low
income households.
5.5 Amend the Zoning Code to allow second units with ministerial review (rather than a Conditional Use Permit) in the R-O-6000 zone. Review second unit requirements and identify zoning changes to facilitate second unit development as part of the comprehensive Zoning Code update.
Responsible Agency:
Community Development
Department
Funding: Department budget
Time Frame: 2015 as part of
the comprehensive Zoning
Code update
Not Complete.
However, City has an
ADU ordinance
consistent with GC
65852.
Modify - Remove
references to second
units in Code and rely
on the City's ADU
ordinance.
5.6 Monitor residential development under the new General Plan land use categories. Review densities proposed for new development, correspond with developers, and assess how the new densities are or are not working to facilitate housing development, particularly affordable housing units.
Responsible Agency:
Community Development
Department
Funding: Department budget
The city does not
regularly monitor
densities achieved
compared to densities
allowed under the
Modify - Meet SB 166
(No Net Loss) to
maintain site
inventory throughout
the planning period.
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Time Frame: Review
annually
new general plan.
City Staff has not
observed interest in
developers to
maximize density
permitted in higher
density land uses
such as the General
or Urban
Neighborhood
designations.
Goal 6: Adequate Housing//Housing Affordability. Adequate housing to meet the needs of all economic segments of the community.
6.1 When feasible, continue to defer development fees for housing units affordable to extremely low-, very low-, and low-income households.
Responsible Agencies:
Community Development,
Building, and Public Works
Departments
Financing: Department
budgets
Time Frame: Ongoing, as
projects are processed
through the Community
Development Department
City has entered into
agreements to allow
deferred development
fees
Continue.
6.2 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. Funding sources may include, but are not limited to, the USDA Section 515 Rural Housing Program, MHP, Joe Serna Farmworker Housing Grant Program, CalHome, Low Income Housing Tax Credits, and tax-exempt bonds. 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.
Responsible Agency:
Community Development
Department
Funding: General Fund,
HCD
Time Frame: Assist with
funding applications as
needed, 2014–2021;
annually review potential
funding opportunities
The City has worked
with nonprofit
developers for
financing such as
Low income Housing
Tax Credits and IIG
funding.
Continue.
6.3 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 Responsible Agency:
Community Development
Department
Funding: HCD
The City continues to
support this and has
supported nonprofits
applications for IIG
Continue.
Item 11.
Existing Programs Review City of Coachella | D-13
Program
#
Program
Description
Responsible
Party; Timeline
Evaluation
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and will take actions necessary to expedite processing and approvals for such projects.
Time Frame: Apply for
funding annually, 2014–2021
funds and low income
housing tax credits.
The City has
expedited
development
processing pursuant
to State SB 35
requirements.
1. Submitted a
successful grant
application under the
AHSC program to
build Pueblo Viejo
Villas (105 units)
CHELSEA
2. Rehabilitated/Preserv
ed Coachella
Community Homes
Apartments (101
units) CVHC
3. Rehabilitated/Preserv
ed Pueblo Nuevo
Apartments (50 units)
CVHC
4. Applied for Joe
Serna Farmworker
Housing Funding to
Rehabilitate/Preserve
Las Casas II & III
Apartments (115
units) CVHC (not
approved)
5. Replacing/Constructin
g Coachella Valley
Apartments (replacing
20 units; building
Item 11.
D-14 | City of Coachella Existing Programs Review
Program
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Program
Description
Responsible
Party; Timeline
Evaluation
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addtl. 36 new units =
56 units)
6.4 Continue to offer a density bonus in keeping with state law (Government Code Section 65915).
Responsible Agency:
Community Development
Department
Funding: Department budget
Time Frame: Ongoing,
2014–2021
The City continues to
offer a density bonus
incentive in Chapter
17.88 of the Zoning
Code.
Modify - Update
Density Bonus
Ordinance per new
State law.
6.5 As part of the City’s 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:
Community Development
Department
Funding: CalHFA First-Time
Homebuyer Program
Time Frame: 2015, as part of
the City’s comprehensive
website update
Not Complete. Continue.
Goal 7: Housing Preservation. Preservation of existing affordable housing opportunities for lower income residents of the city.
7.1 Actively support the Riverside County Housing Authority’s attempts to secure additional Section 8 rental assistance for low-income households.
Responsible Agency:
Community Development
Department
Financing: HUD Section 8
Certificate and Housing
Voucher Programs
Time Frame: Ongoing
The City continues to
support Riverside
County Housing
Authority's efforts to
provide rental
assistance in
Coachella.
Continue.
7.2 Monitor and assist in the preservation of affordable units at risk of converting to market rate. 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.
Responsible Agency:
Community Development
Department
Funding: HCD
Time Frame: As needed and
ongoing, 2014–2021
The City has
monitored the status
of housing projects
with expiring
covenants. City works
with Community
Housing
Opportunities
Corporation to apply
for 9% tax credit
allocation, Joe Serna
Funds, and County
Housing Authority
Continue.
Item 11.
Existing Programs Review City of Coachella | D-15
Program
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Program
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Responsible
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Evaluation
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• 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.
facilitated funding for
redeveloping an
existing affordable
housing site into 110
unit multifamily
residential
development (CV
Apartments).
Item 11.
Item 11.
Public Outreach Summaries City of Coachella | E-1
Appendix E: Public Outreach Summaries
Item 11.
Item 11.
Public Outreach Summaries City of Coachella | E-1
Appendix E: Public Outreach Summaries
E1. Focus Group Meetings
E2. Steering Committee Meetings
E3. Public Workshop
E4. Study Session
Item 11.
Item 11.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 1 MEMO
To: Luis Lopez, J.D. | Development Services Director – City of Coachella From: Kathryn Slama | Senior Associate – Lisa Wise Consulting, Inc.
Date: May 6, 2021
Subject: Coachella 6th Cycle Housing Element Update- Summary Focus Groups Focus Group Overview
The City of Coachella conducted two focus group meetings as part of the preparation of the 6th Cycle Housing Element Update. Led by the City’s consultant, Lisa Wise Consulting, Inc. (LWC), the meetings were conducted virtually via Zoom, on Wednesday April 21, 2021 and Friday April 23, 2021 with 8 individuals with special knowledge and interest in housing issues in the City. The purpose of the meetings was to introduce the Housing Element update process and solicit feedback on housing related issues and opportunities which will inform and support the development of policies and programs for the City. The City conducted meetings with the following groups:
1. Community and Housing Advocates; and
2. Housing Developers
Each meeting began with a presentation by LWC on the Housing Element, including purpose, components of a Housing Element, and overview of State requirements. Following the presentation, LWC facilitated a discussion guided by open-ended questions about fair housing issues, market characteristics, development constraints, housing needs (including special needs groups), and unique housing conditions and opportunities in the city. Participants were encouraged to respond to the questions verbally, but the chat function was also available for use, if preferred. The presentation is included in Attachment A and the questions are provided in Attachment B of this memo.
The City identified and sent email invites to 51 individuals, with reminder notifications sent closer to the date. The participants were invited to join a meeting based on their industry and area of familiarity. Of the 51 invited individuals, 11 RSVP’d, and 8 individuals participated. LWC offered follow up meetings to three individuals who were unable to attend their scheduled meeting.
Below is a summary of the feedback received during the meetings.
E1. Focus Group Meetings
Item 11.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 2 Summary of Feedback
The following is a summary of the input received from all participants, in aggregate format.
A. Coachella Housing Needs
1. Underserved groups tend to be low-income individuals, older individuals, full time and seasonal agriculture workers, mixed status families, and Native Americans.
2. There is a need and an interest in creating workforce housing, especially housing for farmworkers near the farms.
3. Accessory Dwelling Units are a growing in-demand housing option in Coachella which should be encouraged, but a diverse range of housing types are still needed to meet the demands of the City.
4. Mixed status families are afraid to apply for additional housing aid from state and federal resources even though they may need it and qualify.
5. There is an interest in preserving existing seasonal farmworker housing in unincorporated areas of the County.
6. Development within the City of Coachella tends to concentrate and segregate housing opportunities based off socioeconomic status. There needs to be a better integration of various income level housing opportunities throughout the City.
B. Housing and Development Constraints
1. Development standards need to be reevaluated to increase flexibility in housing production.
Participants have shown desire to reduce setbacks, up zone areas, and create more mixed-use opportunities in the City’s Downtown.
2. Developers may use Senate Bill 35 for future development so City staff should increase familiarity with the law and its implication for housing development to help expedite approval.
3. Affordable housing developers are building larger family units (1-, 2-, and 3-bedroom apartments) and supportive housing. Larger family units require more amenities and infrastructure driving up costs and fees.
4. The type of affordable housing (e.g., attached apartments, row houses, etc.) is driven by the funding systems in place that pay for affordable housing development. Affordable housing developers are restricted to the type of housing that their funding sources pay for.
5. Affordable housing developers have difficulty meeting state and federal funding requirements because of the City’s density restrictions and other limitations (parking, height limits, Floor Area Ratio restrictions, etc.).
6. Affordable housing developers use scorecards to identify appropriate sites for development that are likely to be competitive for funding. For a site to be rated high on the scorecard, the site usually must be a certain size to meet a density threshold and must be located close in proximity to community amenities such as parks, transportation, and schools.
These sites are rare in Coachella and the greater Coachella Valley.
Item 11.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 3
7. Coachella may identify sites that they would like to be developed for affordable housing.
However, if the site does not have access to community amenities or infrastructure in-place then it is infeasible for affordable housing to be developed by nature of the funding mechanisms in place. Cities will not invest in infrastructure/amenities if the population is not there. Affordable housing developers cannot develop if the infrastructure/amenities is not in place. This is a cycle that requires better coordination to ensure sites meet criteria for funding.
C. Policy/Program Recommendations
1. Develop a comprehensive short term rental policy. Short term rentals fragment the community and are very expensive/lucrative preventing more housing from being established and can be related to the gentrification and displacement of communities within the City.
2. Explore various programs and policies that encourage equal opportunity to housing such as permanent affordability and inclusionary zoning.
3. Consider developing an anti-displacement policy because development is occurring disproportionately (primarily in the west part of the City) and at varying scales for different neighborhoods. Vulnerable communities have been displaced and more neighbors are atrisk.
4. Explore first-time homebuyer programs and subsidy programs for low-income residents in order for this income group to mix with the larger Coachella population.
5. Provide additional financial relief to affordable housing developers. If capital is not available, then the City should reevaluate its existing resources and processes to reduce overall construction costs. Multiple affordable housing developers emphasized fee waivers as an appropriate financial relief option.
6. Streamline the permitting process to reduce cost of development and time spent on permitting process. An expensive development process will defeat any well-intentioned policy because projects time and money on the administrative process and approval procedures.
7. Research the financial feasibility of mixed-use homes with affordable housing above commercial uses.
8. Annex agricultural land outside City limits to preserve and develop more farmworker housing. Farmworkers are an often-displaced socioeconomic group since the cost of living within the City is too high. In order to accommodate the needs of farmworkers and prevent further displacement, the City should consider annexing the agricultural land outside the City where the cost of living is more affordable and where farmworkers are currently commuting to.
Item 11.
Coachella
Housing Element Update
April 2021
1 Appendix : Focus Group Presentation
Item 11.
City of Coachella, Housing Element Update
Agenda
• What is the Housing Element
• Update Process
• Discussion
2
Item 11.
City of Coachella, Housing Element Update
A Housing Element is required by State law
and compels Woodland to do their “fair share”
of planning for adequate housing
What is the Housing Element
Housing Element must:
• Assess community housing needs and conditions of
housing stock
• Establish a roadmap to accommodate projected
housing demands
• Set citywide housing-related goals, objectives,
policies, and programs
• Show how the City will meet demand for housing for
all income levels
Other Mandatory
General Plan Elements:
3