Indian Wells City Council
July 6, 2023

City of Indian Wells
Resolution No. 2023 -

or larger are required to be protected with a fire sprinkler system. Reference CFC 903.2 as amended by the City of Indian Wells.

53. Fire Sprinkler System Design Criteria — As an alternative to the substandard fire apparatus access road width, the Cafe building's fire sprinkler system shall be enhanced by a minimum of one level with respect to the occupancy classifications referenced in NFPA 13.

54. A fire alarm system may be required and will be determined at the time of building construction plan review. Reference CFC 907.2

55. Knox Box and Gate Access: Buildings shall be provided with a Knox Box installed in an accessible location approved by the Office of the Fire Marshal. Manual gates shall be equipped with approved Knox equipment. Electric gates shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on the Riverside County fire apparatus.

The gate shall automatically open upon receiving a remote signal from the fire apparatus.

56. Premises Identification: Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign and means shall be used to identify the structure.

RECYCLI NG:

42. The Applicant shall comply with the provisions of the City of Indian Wells' Construction & Demolition Debris Management Plan and the Indian Wells Municipal Code Chapter 16.75.

43. Approval of the Construction & Demolition Debris Management Plan by the City is required before issuing a demolition and building permit and beginning of demolition and on -site mobilization work.

44. Any recyclable materials shall be removed from the premises by a licensed contractor as an incidental part of a total construction, remodeling or demolition services offered by that contractor who will certify in writing that accepted construction and demolition debris will be diverted from that accepted construction and demolition debris will be diverted from landfill, not dumped illegally, or dumped at sea.

45. Any reusable materials removed from site by a not -for-profit organization shall certify in writing that the accepted construction and demolition debris will be diverted from landfill, not dumped illegally, or dumped at sea.

46. The Applicant shall develop a plan for diverting a minimum of fifty percent (50%) of construction and demolition debris from landfill and how it will be diverted from landfills.

47. The Applicant or contractor shall furnish copies of the Construction & Demolition Debris Management Plan to all on -site supervisors, each subcontractor, the Owner, and the Architect.

City of Indian Wells
Resolution No. 2023 -

48. The Applicant shall minimize the creation of construction and demolition waste on the job site.

49. The Applicant shall reuse, salvage, or recycle as much of the inevitable waste that is generated from the construction or demolition as is feasible.

50. The contractor shall conduct Construction Waste Management meetings. Meetings shall include subcontractors affected by the Waste Reduction and Recycling Plan. At a minimum, waste management goals and issues shall be discussed at the following meetings:
• Pre -bid meetings.
• Pre -construction meeting.
■ Regularly scheduled job -site meetings.

CONSERVATI ON:

51. The Applicant shall use, to the extent practicable, native and water efficient landscaping.

The installation of water conservation devices in development and irrigation systems shall be explored and used to the extent appropriate and reasonably feasible.

52. If rooftop telecommunication arrays are proposed, they shall be screened from view or incorporated into building facade.

53. The Applicant shall consider sustainable site and building design techniques, which may include, but are not limited to, the following:
• On -site generation of renewable energy through the use of solar power. ■ On -site generation of renewable energy through photovoltaic techniques and usage of photovoltaic cells.
■ Use of natural, plentiful, or renewable materials in building construction. • Low or non-toxic materials shall be utilized with minimal VOC-producing compounds.
■ Use of materials, components and systems that help reduce energy consumption to buildings and facilities.
• Where possible, design buildings that exceed California's Title 24 energy efficiency standards by at least fifteen percent (15%). ■ A weather -based satellite irrigation system.
■ Strategic orientation and configuration of buildings and shading elements to passively heat and cool spaces.
■ Designated carpool parking areas.
• Use of energy -efficient and automated controls for air-conditioning units and lighting to reduce electricity consumption and associated emissions.

City of Indian Wells
Resolution No. 2023 -

54. The Project shall include provisions for design features that conserve water including low -flush toilets, low -flow faucets, and inclusion of water conserving irrigation practices.

55. The Applicant shall incorporate energy conservation measures into building design in accordance with energy conservation requirements imposed by the California Energy Commission and Title 24 of the California Administrative Code. Architectural and landscape design plans shall promote, to the maximum extent feasible, design strategies to maximize shading and natural cooling.

UTI LI TI ES:

56. The conduit system for any electrical service, with associated concrete manholes and vaults, shall be installed underground in accordance with utility company requirements and those that may be imposed by the City.

57. Utility transformers and other appurtenances shall be placed according to the requirements of the applicable utility purveyor.

COACHELLA VALLEY WATER DI STRI CT (CVWD):

58. As required by CVWD, prior to the issuance of building permit approval, the Applicant shall prepare detailed water system improvement plans for the project that shall be submitted and approved by CVWD. Improvements identified in the plans shall be implemented by the Applicant and be in place prior to occupancy and permit issuance.

59. The Applicant shall pay all fees required by CVWD.

60. Prior to the issuance of building permits, the Applicant shall obtain approval from the Coachella Valley Water District indicating that adequate sewer capacity exists to service site development. The Coachella Valley Water District's approval of signed sewer plans for the Project shall suffice as such approval.

61. All water system improvements shall be closely coordinated with and shall be subject to review and final approval by the Coachella Valley Water District.

SOUTHERN CALI FORNI A EDI SON (SCE):

62. The Applicant shall contact SCE to discuss energy conserving measures including day lighting, thermal storage, and passive solar applications. The Applicant shall provide the Community Development Director with a letter from SCE confirming that this discussion has occurred and listing any recommended measures. The Community Development Director shall evaluate the letter and determine the appropriate level of implementation prior to issuance of building occupancy permits.

63. Unless otherwise approved by the City and/or specified by the Southern California Edison Company, the Applicant shall be financially responsible for the design and construction of all on -site infrastructure improvements for power transmission lines necessary to serve the project. The Applicant shall dedicate and record any right-of-way and maintenance

City of Indian Wells
Resolution No. 2023 -

easements, as may be required by the Southern California Edison Company, for the purpose of constructing and maintaining electrical system improvements.

64. The developer shall apply for, obtain, and submit a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities (SCE NIL).

SOUTHERN CALI FORNI A GAS COMPANY:

65. The Applicant shall contact the Southern California Gas Company to discuss the most effective applications of energy conservation techniques for this Project. The Applicant shall provide the Community Development Director with a letter from SCG confirming that this discussion has occurred and listing any recommended techniques. The Community Development Director shall evaluate the letter and determine the appropriate level of implementation prior to issuance of building occupancy permits.

66. Relocation of facilities on the project site (if any), which facilities exist by right of easement or otherwise, the Owner/Applicant will provide Southern California Gas or other agency with suitable replacement rights. Any costs and replacement rights are required prior to the performance of the relocation.

BUI LDI NG AND SAFETY:

67. A pre -construction meeting, scheduled with the Building Division, shall be held with all applicable City staff members, Applicant, contractor, superintendent, and all subcontractors prior to start of construction.

68. Prior to the issuance of a building permit for construction, the Applicant shall first obtain and present to the Building Department permits and/or clearances from the following agencies/individuals:
• City Fire Marshal
• City Public Works Director
• Community Development Director
• CVWD

69. Seismic design consideration shall be in accordance with the provisions of the current California Building Code and the seismic design parameters of the Structural Engineers Association of California.

70. Building construction will be designed in accordance with the energy conservation requirements imposed by the California Energy Commission and Title 24 of the California Administrative Code.

71. The Project shall comply with all applicable provisions of the Americans with Disabilities Act (ADA).

City of Indian Wells
Resolution No. 2023 -

72. The Project is to be built according to Building and Safety Standards and comply with any applicable City of Indian Wells Municipal Code Regulation.

73. The Project site shall be clean and free of trash and construction debris, and all construction equipment shall be removed from the site prior to issuance of a certificate of occupancy.

ENVI RONMENTAL:

74. Pursuant to Public Resources Code Section 21089 and Fish and Game Code Section 711.4, payment of the fees marked [X] below shall be made to the City of Indian Wells within 5 days of City Council approval.
[X] $ 50 - "Administrative Fee" to file the Notice of Determination

END OF CONDI TI ONS

City•
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Attachment No. 3

Attachment No. 4
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Attachment No. 5
Land Use Legend
CityBoundary
Residential
Residential, Very Low Density Residential
Residential, Low Density Residential
Residential, Medium Density Residential
Residential, Medium High Density Residential
Commercial
Commercial, Community Commercial
Commercial, Professional Office
Commercial, Resort Commercial
® Commercial, Sports Complex
Open Space
E. Open Space, Golf and Recreation
Cpen Space. Natural Preserve
Open Space, Open Space
Open Space, Public Park
Open Space, Watercourse
Civic
Civic. Public Facility

Attachment No. 6
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Attachment No. 9

KEYNOTES
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Attachment No. 10

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KEYNOTES
NO.

DESCRIPTR)N
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PEP6IPNENTAWNINGSTY aBATS)

IFBI
ST1
P2
P1 - PAINT CEMENT PLASTER P2 - PAINT CEMENT PLASTER, COLUMNS 8 P3 - STANDING SEAM ROOF FINISH: ACRYLIC SMOOTH SAND TRELUS MFR: VMZINC
MFR: DUNN EDWARDS FINISH: ACRYLIC SMOOTH SAND COLOR: PIGMENTO BRUN/BROWN COLOR: DESIC3 ALMOND LATTE MFR: DUNN EDWARDS
COLOR DE6070 CHOCOLATE CHUNK

THE LIVING DESERT ZOO & GARDENS
PHASE 2.75 - SPLASH PAD
P2

STI - NATURAL STONE VENEER
COLOR: CAMERON BROWN/CHEYENNE
T1

TI - PORCELAIN TILE
MFR: ARIZONA TILE
SIZE:12322" STACKED BOND
COLOR: RESIDE BEIGE
P1

FB - SUN SHADE AWNING
MFR: N/A
COLOR: TBD
PREST I VUKSIC 1 GREENWOOD
ARCHITECTS • INTERIORS
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MATERIAL BOARD
Scale:

Sheet:
12" =1'-0'
A701

Attachment No. 11
WALKER

CONSULTANTS
DATE: March 31, 2023
TO: John T. Greenwood
COMPANY: PVG Architects
ADDRESS: 44530 San Pablo Avenue, Suite 200
CITY/STATE: Palm Desert, CA
COPY TO:

PREPARED BY: Jeff Weckstein
PROJECT NAME: The Living Desert Phase 2.75 Trip Generation and Parking PROJECT NUMBER: 37-009755.00
707 WILSHIRE BLVD, SUITE 3650
LOS ANGELES, CA 90017
213.488.4911
Walker Consultants is pleased to submit this memorandum discussing the projected trip generation and parking generation of The Living Desert's ("TLD") Phase 2.75 Project in the City of Indian Wells.

BACKGROUND
Phase 2.75 of TLD's Master Plan includes construction of an approximately 8,000 square foot retail cafe and an outdoor splashpad amenity on the existing TLD campus. While parts of The Living Desert site are under the jurisdiction of both the City of Palm Desert and City of Indian Wells, the proposed cafe and splashpad are entirely within the City of Indian Wells. The City has requested TLD prepare a brief technical memorandum discussing the Phase 2.75 Project's (the "Project") projected trip generation and parking needs, along with a discussion of whether TLD's existing and proposed parking supply is sufficient to continue to accommodate its parking needs.

PHASE 2.75 PROJECT TRIP GENERATION
The Project consists of an approximately 8,000 square foot retail cafe and an outdoor splashpad amenity. From a visitor perspective, the Phase 2.75 Project is not expected to result in additional external trips to TLD, rather, both the retail cafe and splash pad are amenities for patrons who are already at the park. Patrons will not be coming to TLD specifically to get food at the retail cafe or visit the splash pad. Thus, the only external trip generation projected as a result of the Project is related to cafe employees, who represent a net addition to the number of employees at TLD on any given day.

TLD has projected that on a typically busy day 8-10 employees will be working at the cafe. It should be noted that not all existing employees drive alone to work, as some carpool, some bike, and some walk to TLD.

If all cafe employees were to drive alone to work, it would result in the addition of 16-20 daily trips (8-10 inbound and 8-10 outbound trips) on the surrounding roadway network. This small amount of trip generation does not typically result in the need for any further level -of -service based traffic analysis. Based on the small size of the Project, it would also be exempt from vehicle miles traveled (VMT) analysis.

EXISTING AND PROJECTED PARKING NEEDS
The Living Desert currently has 709 parking spaces, inclusive of 14 bus parking spaces. TLD is in the process of expanding its parking field to increase the parking supply by 228 spaces, for a grand total of 937 parking spaces.

Table 1 summarizes the existing and proposed parking supply. 11

•WALKER

CONSULTANTS
Table 1: The Living Desert — Existing & Planned Parking Supply Space Type Existing Spaces Parking Lot Expansion Total Spaces Standard
ADA
Bus
675
20 14
228
903
20 14
Total
709
228
937
707 WILSHIRE BLVD, SUITE 3650
LOS ANGELES, CA 90017
213.488.4911
To project TLD's current parking needs, Walker received 365 days of hourly visitor admission rates, from January 1, 2022, through December 31, 2022, and information on the number of employees on -site on a typically busy day. Walker made the following assumptions related to visitor dwell times and occupants per vehicle:
• Average visitor dwell time of 2.5 hours (based on information provided by TLD). • Average persons per vehicle of 3.0 (based on Walker's experience with similar uses and parking industry best practices).

Walker reviewed the 365 days of admission rate information to determine the 95th percentile (18th busiest) day of the previous year in terms of total number of visitors on site at peak, accounting for the dwell time assumption listed above. Planning for the 95th percentile day is a high standard, above the typical design day recommendation for parking of planning for the 85th percentile day. Walker also notes that looking at the 95th percentile day for visitors on site at peak results in a more conservative analysis than looking at the 95th percentile day for total visitors.

Based on review of the data, the 95th percentile day for peak visitor accumulation was Saturday April 2, 2022, with 1,653 visitors projected at TLD at peak. April 2, 2022 was the 17th busiest day of 2022 in terms of total visitor admission (3,368 admissions).

For informational purposes, the 85th percentile day was Sunday March 13, 2022, with 1,198 visitors projected at TLD at peak.

Based on this information, Walker has projected existing and existing plus Project design day parking demand at TLD. Employee parking demand has been projected assuming an 85% automobile mode share (with the rest of employees being non -drivers in a carpool, taking transit, biking, or walking), consistent with available US Census means of transportation to work data for Indian Wells and Palm Desert.

Similar to the trip generation discussion in the prior section of this memorandum, the Phase 2.75 Project is not expected to result in additional visitor parking demand at TLD, rather, both the retail cafe and splash pad are amenities for patrons who are already at the park. The only additional parking demand would be from the additional 8-10 employees projected to work at the retail cafe on a typical day.

Table 2 summarizes the parking projections.
12

WALKER

CONSULTANTS
707 WILSHIRE BLVD, SUITE 3650
LOS ANGELES, CA 90017
213.488.4911
Table 2: Design Day (95th Percentile) Visitor Admissions, Accumulation and Projected Parking Demand Design
Day Visitor
7:00 AM
Admissions
8:00 AM
and
9:00 AM
Accumulation
10:00 AM
(Saturday
11:00 AM
April 2,
12:00 PM
2022)
1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM
Visitor Admissions
0 338
562
655
717
423
281
209
173
7 1
0 Visitor Accumulation
0 338
900
1386
1653
1468
1063
702
523
285
94 Projected Visitor Parking Demand
0 135
300
462
551
489
354
234
174
95 31
Projected Employee Parking Demand
82 82
82 82
82 82
82 82
82 82
82 Total Existing Design Day Parking Demand
82 217
382
544
633
571
436
316
256
177
113
Existing Parking Supply
709
709
709
709
709
709
709
709
709
709
709
Proposed Retail Cafe Employee Parking
9 9
9 9
9 9
9 9
9 9
9 Design Day Parking Demand With Project
91 226
391
553
642
580
445
325
265
186
122
Proposed Parking Supply
937
937
937
937
937
937
937
937
937
937
937
As shown in the table, TLD has adequate parking to accommodate its existing design day parking needs, even with the design day set as the 18th busiest day of the year (95th percentile), with a projected design day parking demand of 633 parking spaces compared to the existing 709 space parking supply at TLD. At completion of the Phase 2.75 project, which will occur after TLD's parking lot expansion adds an additional 228 spaces to the parking supply, design day parking needs will continue to be met, and exceeded.

I3

Attachment No. 12
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IRRIGATION SYSTEM DESIGN NARRATIVE

THE IRRIGATION SYSTEM DESIGN WILL CONSIST OF POINT SOURC EMITTERS/BUBBLERS

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DESIGN DOCUMENTS WILL BE SUBMITTED FOR APPROVAL THROUGH THE COACHELLA VALLEY WATER DISTRICT(CVWB).

PLANTING NOTES:

PLANT QUANTITY: LIST IS PROVIITE0 FOR THE CONVENIENCE OF THE CO TRACi0WCL1ENT AND IS NOT INTENDED FOR ACCURATE BIDDING PURPOSES.

LANDSCAPE ARCHITECT: SHALL FIELD REVIEW ALL PLANT LOCATIONS PRIOR TO PLANTING. PLANTS SHALL BE PLA CEO IN THEIR INTENDED LOCATIONS WHILE STILL IN THEIR CONTAINERS/BOXES.

UNIT PRICES LANDSCAPE CONTRACTOR SHALL FURNISH UNIT PRICES FOR ALL

PLANT MATERIAL AND IRRIGATION MATERIAL WHEN SUBMITTING THEIR BID TO THE OWNER.

WARNING PLANT MATERIAL LISTED MAY DR MAY NOT HAVE BEEN APPROVED BY

THE AGRICULTURAL COMMSSSIONFITS OFFICE LANDSCAPE CONTRACTOR, PLEASE

CONTACT THE AGRICULTURAL COMMISSIONER FOR APPROVAL PLANT MATERIAL NOT ONFORMING WITH OUARAxnE LAWS MAY BE DESTROYED AND CIVIL ACTION TAKEN. ALL PLANT MATERIAL IS SUBJECT TO INSPECTION AT THE DISCRETION OF

THE AGRICULTURAL COMMISSIONERS OFFICE

MOUNDING ALL MOUNDING INDICATED ON THIS PLANTING PLAN SHALL BE

CONSIDERED DECORATIVE, AND IS NOT INTENDED TO BE A HE SITE

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MOUND IS A MOUNDING FROM CURle3OaRA MINIMUM OF 3 FEET FROM ANY WALLS AND IBUILDING. MOUNDING SLOPES SHALL NOT BE STEEPER THAN 8:1.

ALL TREES TO BE SINGLE LEADER. LOW BRANCHING WITH SIGEBBANCHINO TO REMAIN. PER ARIZONA NURSERY STANDARDS.

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ACCENT TREE CODE OTT BOTANICAL NAME COMMON NAME ME
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CODE CDT BOTANICAL NAME C0MM03 NAME SIZE
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REFERENCE NOTES SCHEDULE

SYMBOL DESCRIPRON

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22 EMERH)R IMPROVEMENTS

SYMBOL DESCNINION
OTY
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IRRIGATION SYSTEM DESIGN NARRATIVE'

THE IRRIGATION SYSTEM DESIGN WILL CONSIST OF POINT BOURG EMITTERS/BUBBLERS

PLANTS WATER USE

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DESIGN DOCUMENTS RUBE SUBMITTED FOR APPROVAL THROUGH THE COACHEW VALLEY WATER DISTRICT(CVWD).

PLANTING NOTES:

PLANT QUANTITY: LIST IS PROVIDED FOR THE CONVENIENCE OF THE CONTRACTOR/CLIENT AND IS NOT INTENDED FOR ACCURATE BIDDING PURPOSES.

LANDSCAPE ARCHITECT: SHALL FIELD REVIEW ALL PLANT LOCATIONS PRIOR TO PLANTING. PLANTS SHALL BE PLACED IN THEIR INTENDED LOCATIONS WHILE STILL IN THEIR CONTAINERSIBO%ES.

OW PRICES LANDSCAPE CONTRACTOR SHALL FURNISH UNIT PRICES FOR ALL PLANT MATERIAL AND IRRIGATION MATERIAL WHEN 3UBMITPNCTHEIR BID TO THE OWNER.

WARNING' PLANT MATERIAL LISTED MAY DR MAY NOT HAVE BEEN APPROVED BY

THE AGRICULTURAL COMMLSSIRER'S OFFICE LANDSCAPE CONTRACTOR, PLEASE

CONTACT THE AGRICULTURAL COMMISSIONER FOR APPROVAL PLANT MATERIAL NOT RFORMING WCH QUARANTINE LAWS MAY BE DESTROYED. AND CIVIL ACTION TAKEN. ALL PLANT MATERIAL IS SUBJECT TO INSPECTION AT THE DISCRETION OF

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PART OF

THE TOE OF THE
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AH2 3 Aknx'Nw88404 H8444Abe 481' box

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AFC 3 A.8 fam 08P.00 24408
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MS 1 04505nes rag. Royal Palm
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CODE Ott BOTANI.L NAME COMMON.. CONTAIN. FTELDS
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REFERENCE NOTES SCHEDULE
SYMBOL

DESCRIPTION
NATIVE IF%ISTING LANDSCAPE AREA TO REMAIN
OTY

5.143 at
32 ERENIOR IMPROVEMENTS

DESCRIPTION GN
LANDSCAPE NATURAL DESERT DECOMPOSED DRANCE (001 10.98107

MULCN TO MATCH SURROUNDING DESERT FLOOR MATERIAL

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44530SAN PABLO AVE. STE 200 I PALM DESERT, CA 9]260
INFOYPVGARCHRECTSCOM 1781.719.55931
PLANTINBiRh d COLOR
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Spatbalea campanulata/ African Tulip Tree Var21
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THE LIVING DESERT ZOO & GARDENS
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Ebenopsls ebano l Texas Ebony Rhus lencea / African Euphorbla looms / mac MuN-Trunk Cantlelabra Tree
Muhlenberaia ran.. / Pink Muhly Gress
Vellheimia Lnacteala / Forest LIIy Tulbaghia violacea I Society Garlic Muhlenbergia ngens / Deer Grass
Bouteloua gracllis'Blo
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GLMVArchitecture

PREST I VUKSIC I GREENWOOD
ARCHITECTS• INTERIORS
aa0305AN PAs10AVE51E20o 1 PALM DESERT. CA 92260
www.PVGARCHITECTSCOM
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3 OF 2

INDIAN WELLS CITY COUNCIL
JULY 06, 2023
To: City Council
From: Community Development Department
Prepared by: Jon Berg, Community Development Director
Subject: Resolution Approving General Plan Amendment No. 2023- 01 for Adoption of the 6th Cycle 2021-2029 Housing
Element, and Finding the Action Exempt under the
California Environmental Quality Act (CEQA)
RECOMMENDED ACTIONS:

Council OPENS the Public Hearing, takes any public testimony, and CLOSES the Public Hearing; and
ADOPTS Resolution approving General Plan Amendment No. 2023-01 for the 6th Cycle 2021-2029 Housing Element; and
FINDS the action exempt from the California Environmental Quality Act (CEQA) in accordance with Section 15061(b)(3) of the CEQA Guidelines.

BACKGROUND:

The Housing Element is a state -mandated element of the City's General Plan and is required to be updated every 8 -years and certified by the State Department of Housing and Community Development ("HCD"). The primary purpose of the City's Housing Element is to identify existing and projected housing needs, and include the City's goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing. California cities are currently in the 6th Housing Element Cycle, which includes the 8 -year period between 2021-2029.

In November 2021 the City circulated a Public Review Draft 6th Cycle 2021-2029 Housing Element ("Housing Element"), collected comments from the public and HCD, and then prepared a revised version which was adopted by City Council at a Public Hearing June 2nd, 2022. The Adopted Housing Element was sent to HCD for their State mandated review in consideration for certification. However, the City received a comment letter from HCD on August 12, 2022 (Attachment No. 2) requiring substantive changes to the Housing Element before HCD considers final certification. Since that time, staff worked 1

with our Housing Consultant, DeNovo Planning Group, and our City Attorney's office to respond to those comments and create a Subsequent Draft Housing Element. On June 22, 2023 the City posted the Subsequent Draft Housing Element online and notified interested parties, housing advocates, and local and regional health and human service providers of its availability and scheduled public hearings with the Planning Commission and City Council. On June 29, 2023, a public hearing on the General Plan Amendment for the Subsequent Housing Element was held by the Planning Commission who recommended approval to the City Council by a vote of 4 to 0, with 1 excused absence.

With the City Council's adoption, staff will send the Subsequent Adopted Housing Element back to HCD to continue their review and certification process.

DISCUSSION:

The City's Subsequent Draft Housing Element has been updated to address 2 rounds of comments from HCD. Revisions made prior to the City Council's adoption in June 2022 are shown in track changes (including additions and strikeouts). The most recent revisions, specifically addressing HCD's August 2022 comment letter, are also shown in track changes but are highlighted in yellow (Attachment 3). Generally, HCD's can be grouped into four topic areas:

1. Affirmatively Furthering Fair Housing (AFFH) Research and Analysis

2. Reducing/Removing Governmental and Nongovernmental Constraints

3. Implementation of Housing Programs

4. Public Participation
Below is a summary of the revisions made to address HCD's August 2022 comments:

Affirmatively Furthering Fair Housing (AFFH) Research and Analysis • Modified Appendix B to provide summary of outreach tailored to AFFH assessment • Added to outreach portion of Background Report to relate outreach efforts to AFFH analysis
• Added Fair Housing and Equal Opportunity (FHEO) and Department of Faire Employment and Housing (DFEH) data
• Added information on lawsuits, judgements, etc.
• Incorporated latest RCAA data and added analysis
• Elaborated on transit routes and access to transportation in neighborhoods • Added Table 6-7 to the Background Report quantify number of units by socio- economic conditions and location
• Re -analyzed sites inventory
• Added local data and knowledge
• Added Table 1 to the Housing Plan under Program 20 to summarize AFFH actions and highlight specific commitments, timing, geographic targeting, and metrics 2

Reducing/Removing Governmental and Nongovernmental Constraints • Added to analysis of land use controls
• Added impact fees and analyzed difference between multi- and single-family fees • Added length of time between submittal for Building plan check and issuance of building permits for typical housing development project • Added additional analysis of emergency shelters and group homes Implementation of Housing Programs (Revised Metrics, Targets, and Timelines) • Program 3: Production of New Housing Units (Shortfall Program) • Program 4: Residential Development Monitoring (No Net Loss) • Program 5: General Plan Update
• Program 6: Evaluate Alternative Funding and Financing Sources • Program 8: Accessory Dwelling Units
• Program 9: Public Property Conversion to Housing Program/City-Owned Sites • Program 13: Development Code Amendments — Housing Constraints • Program 15: Emergency Shelters
• Program 16: Fair Housing Policy Procedures
• Program 17: Section 8 Housing Choice Vouchers
• Program 19: Support for Persons with Developmental Disabilities • Program 20: Affirmatively Furthering Fair Housing Program Public Participation
• Elaborated on the public participation process, including a direct conversation with Lift to Rise, an affordable housing collaborative action network in the Coachella Valley. Updated Housing Plan programs to include more specific efforts for future outreach and consultation.

Schedule
State law has established clear disincentives for local jurisdictions that have not yet adopted their 6th Cycle Housing Element and received HCD's certification. AB 1398 became effective on January 1, 2022, which imposes penalties for not having a certified Housing Element. Cities that have not adopted and received a letter from HCD finding their Housing Element in substantial compliance with State law by February 12, 2022, are required to complete any rezoning identified in their housing program prior to final certification by HCD.

Various consequences may apply if the City does not have a Housing Element in compliance with State Housing Element Law. First, noncompliance results in ineligibility or delay in receiving state funds that require a compliant Housing Element as a prerequisite. Second, HCD may notify the California Office of the Attorney General, which may bring suits for violations of State Housing Element Law. Further, state law provides 3

for court -imposed penalties for persistent noncompliance, including financial penalties.

Other potential ramifications may include the loss of local land use authority to a court - appointed agent.

The Planning Commission has recommended City Council adopt the Subsequent Draft 6th Cycle Housing Element. City Council's formal adoption will initiate HCD's 60 -day review process for substantial compliance. Once the City receives HCD's letter of substantial compliance, staff can then complete the rezoning program (Program 3) for the housing opportunity site overlay (8-10 acres on APN 633-360-002) to receive HCD's formal certification of the 6th Cycle 2021-2029 Housing Element.

CALIFORNIA ENVIRONMENT QUALITY ACT (CEQA):

This action has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State and local CEQA Guidelines, and the environmental regulations of the City. Staff's recommended Planning Commission action is a recommendation that the City Council find the General Plan Amendment exempt from the California Environmental Quality Act in accordance with Section 15061(b)(3) of the CEQA Guidelines because the activity is governed by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment, and it can be seen with certainty that there is no possibility that the adoption of this policy document would have a significant effect on the environment, directly or indirectly.

ATTACHMENTS:

1. Resolution

2. HCD August 12, 2022, Comment Letter

3. Subsequent Draft 6th Cycle 2021-2029 Housing Element 4

ATTACHMENT #1
RESOLUTI ON NO. 2023-

A RESOLUTI ON OF THE CI TY COUNCI L OF THE CI TY OF I NDI AN WELLS, CALI FORNI A, APPROVI NG GENERAL PLAN AMENDMENT NO. 2023-01 FOR THE 6TH CYCLE 2021-2029 HOUSI NG ELEMENT AND Fl NDI NG THE

PROJECT EXEMPT FROM CEQA
WHEREAS, the California Government Code requires that cities review and update their housing elements every eight (8) years, according to a schedule set forth by the State Department of Housing and Community Development ('HCD"); and
WHEREAS, the housing element sets forth the housing policies for the City of Indian Wells ("City"), facilitates the preservation and development of housing, and establishes programs to accommodate the City's share of the regional housing needs in Southern California; and WHEREAS, the City has been assigned an allocation of 382 new housing units as its share of the Regional Housing Needs Assessment ("RHNA") in Southern California; and WHEREAS, in accordance with State law, the City prepared a draft housing element for the 6th Cycle covering the 2021-2029 ('Draft Housing Element") period in accordance with California Government Code sections 65580-65589.8; and
WHEREAS, in preparing the Housing Element, and in conjunction with the City's ongoing comprehensive General Plan update, the City developed a public engagement program that included a project website dedicated to the General Plan update including the Housing Element, virtual community workshops, stakeholder interviews, advertisements, and emails, all in an effort to educate the community about housing issues and provide opportunities and to gather input on housing -related topics; and
WHEREAS, on December 2, 2021, pursuant to Government Code section 65585(b)(1), the City submitted a First Draft Housing Element to HCD"; and WHEREAS, HCD must review and provide comments on the First Draft Housing Element and the City must update the Housing Element in response to those comments in order to comply with State housing law; and
WHEREAS, the 30 -day public review period on the First Draft Housing Element began on December 3, 2021, during which time City residents and other stakeholders were afforded an opportunity to review and comment on the content of the Draft Housing Element; and WHEREAS, on May 18, 2022, a duly noticed public hearing on the General Plan Amendment for the First Draft Housing Element was held by the City's Planning Commission, where they recommended approval to the City Council; and WHEREAS, on June 2, 2022, the City Council held a duly noticed public hearing and adopted the General Plan Amendment for the First Draft Housing Element; and WHEREAS, on August 12, 2022, the City received comments from HCD on the Adopted Housing Element; and

City of Indian Wells
Resolution No. 2023 -

WHEREAS, the City has now prepared a subsequent draft Housing Element ("Subsequent Draft Housing Element") in response to HCD's comments in accordance with State housing law (attached hereto as Exhibit A); and
WHEREAS, on June 22, 2023, the City posted the Subsequent Draft Housing Element online and notified interested parties, housing advocates, and local and regional health and human service providers of its availability and scheduled public hearings; and WHEREAS, in accordance with Government Code section 65583, the City finds that the Subsequent Draft Housing Element complies with the duty to affirmatively further fair housing; and WHEREAS, the City has reviewed the project's potential effects on the environment and has recommended that the project is exempt from the California Environmental Quality Act ("CEQA") in accordance with Section 15061(b)(3) of the CEQA Guidelines because the activity is governed by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment; and
WHEREAS, notice of a public hearing of the Planning Commission of the City to consider the Subsequent Draft Housing Element was given in accordance with applicable law; and WHEREAS, on June 29th, 2023, the Planning Commission held a duly noticed public hearing on the General Plan Amendment for the Subsequent Draft Housing Element; and WHEREAS, notice of a public hearing of the City Council of the City of Indian Wells to consider the General Plan Amendment for the Subsequent Draft Housing Element was given in accordance with applicable law; and
WHEREAS, on July 6, 2023, a duly noticed public hearing on the General Plan Amendment for the Subsequent Draft Housing Element was held by the City Council; and WHEREAS, after careful consideration of the staff report, public testimony, and all the information presented at the hearing, including project materials and exhibits, the City Council finds as follows:

1. The proposed General Plan Amendment for the Draft Housing Element (6th Cycle 2021-2029) is internally consistent with the General Plan; and

2. The proposed General Plan Amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and

3. The proposed General Plan Amendment will maintain the appropriate balance of land uses within the City.

NOW, THEREFORE, BE I T RESOLVED, DETERMI NED AND ORDERED BY THE CI TY COUNCI L OF THE CI TY OF I NDI AN WELLS AS FOLLOWS:

SECTI ON 1. The Recitals above are true and correct and are hereby adopted as findings as if fully set forth herein.

City of Indian Wells
Resolution No. 2023 -

SECTI ON 2. The City Council FI NDS that the General Plan Amendment is exempt from the California Environmental Quality Act in accordance with Section 15061(b)(3) of the CEQA Guidelines because the activity is governed by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment, and it can be seen with certainty that there is no possibility that the adoption of this policy document would have a significant effect on the environment, directly or indirectly.

SECTI ON 3. The City Council ADOPTS Resolution approving General Plan Amendment No. 2023-01 for the Subsequent Draft Housing Element (6th Cycle 2021-2029) inclusive of revisions necessary to comply with State housing law, attached hereto as Exhibit "A" and incorporated herein by reference.

SECTI ON 4. The City Manager or his designee is authorized to make minor modifications to the Subsequent Draft Housing Element (6th Cycle 2021-2029) to address comments provided by HCD, provided that the modifications would not exceed the total amount of development accommodated by the Housing Element prior to revisions and would not result in new actions by the City that would require a commitment of $20,000 or greater.

SECTI ON 5. The City Clerk shall certify the adoption of this Resolution.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Indian Wells, California, at a regular meeting held on this 6th day of July 2023.

DONNA GRI FFI TH
MAYOR
CERTI FI CATI ON FOR RESOLUTI ON NO. 2023-
I, Angelica Avila, City Clerk of the City Council of the City of Indian Wells, California, DO HEREBY CERTI FY that the whole number of the members of the City Council is five (5); that the above and foregoing Resolution was duly and regularly passed and adopted at a regular meeting of the City Council of the City of Indian Wells on the 6th day of July 2023, by the following vote:

AYES:

NOES:

ATTEST: APPROVED AS TO FORM:

ANGELI CA AVI LA TODD LEI SHMAN

CI TY CLERK CI TY ATTORNEY

City of Indian Wells
Resolution No. 2023 -

EXHIBIT"A"
SUBSEQUENT DRAFT 2021-2029 HOUSI NG ELEMENT
(Provided in Attachment No. 3)

Attachment No. 2
STATE OF CALIFORNIA - BUSINESS. CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSO , Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
August 12, 2022
Jon Berg, Director
Community Development Department
City of Indian Wells
44-950 El Dorado Drive
Indian Wells, CA 92210
Dear Jon Berg:

RE: City of Indian Wells' 6t" Cycle (2021-2029) Adopted Housing Element Update Thank you for submitting the City of Indian Wells' housing element adopted on June 2, 2022 and received for review on June 13, 2022. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review.

The adopted element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

As a reminder, the City's 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City's 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.

For your information, pursuant to Senate Bill 197 (Chapter 70, Statutes of 2022), as the City did not adopt a compliant housing element within 120 days of the statutory deadline (October 15, 2021), as of this writing, any rezoning must be completed within one year of the statutory deadline (October 15, 2022). However, if the City's adopted element is found in compliance by October 15, 2022, the City may use a rezone deadline of October 2024 (Program 3). HCD encourages the City to adopt and submit its housing element by August 15, 2022 to ensure completion of the review of the housing element by the October 15, 2022. If the element is not found in compliance by October 15, 2022, HCD cannot find the element in compliance until the rezoning is complete.

As noted in the prior review, pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the

Jon Berg, Director

sites inventory and submit an electronic version of the sites inventory. While the City has submitted an electronic version of the sites inventory, if changes occur, any future re -adopted versions of the element must also submit the electronic version of the sites inventory.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD's Affordable Housing and Sustainable Communities programs; and HCD's Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor's Office of Planning and Research at: https://www.opr.ca.gov/planning/general- plan/guidelines.html.

HCD appreciates the hard work and dedication the City's housing element team provided during the review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Connor Finney, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager
Enclosure

APPENDIX

CITY OF INDIAN WELLS
The following changes are necessary to bring the City's housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD's website at http://www.hcd.ca.gov/community-development/housing-element/housinq-element-memos.shtml .

Among other resources, the housing element section contains HCD's latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and includes the Government Code addressing State Housing Element Law and other resources.

A. Housing Needs, Resources, and Constraints

1. Affirmatively furthering] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2...shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Outreach: Outreach specifically related to affirmatively furthering fair housing (AFFH) is foundational to a complete analysis and formulating appropriate goals and actions to overcome patterns of segregation and foster more inclusive communities. Per our previous review, the City should summarize and relate its and other's outreach efforts to all components of the AFFH analysis and modify or add goals and actions as appropriate. For example, the element mentions outreach methods and some comments related to the overall housing element and generally describes the Regional Analysis of Impediments to Fair Housing Choice (Al) which has considerable outreach. However, a summary of that outreach should be tailored to the various components of the assessment of fair housing to better formulate appropriate programmatic response.

Enforcement: The element mentions additional details about enforcement capacity and compliance with state law, but it should also evaluate trends and characteristics related to fair housing complaints as well as any past or current fair housing lawsuits, findings, settlements, judgements, or complaints. Based on the outcomes of this evaluation, the element should summarize issues, identify contributing factors, and formulate meaningful goals and actions.

Racially Concentrated Areas of Affluence (RCAA): The element should incorporate the latest RCAA data to inform analysis. The data is available on HCD's AFFH data viewer at https://www.hcd.ca.gov/affirmatively-furthering-fair-housing .

City of Indian Wells' 6th Cycle Adopted Housing Element Update Page 1 August 12, 2022

Disparities in Access to Opportunity: Per our last review, the element should address disparities in access to transportation opportunities. (e.g., elaborate on transit routes and access to neighborhoods)
Identified Sites and AFFH: The element now includes general conclusions that the location of identified sites does not exacerbate existing fair housing condition.

However, the analysis should address the number of units by all income groups and location (e.g., neighborhood, planning area, census tract), discuss any isolation of the regional housing need allocation (RHNA) by income group and evaluate the magnitude of the impact on existing concentrations of socio-economic characteristics by area. The analysis should be supported by local data and knowledge and other relevant factors and address overlapping fair housing issues with other components of the assessment of fair housing (e.g., segregation and integration, concentrated areas of poverty, disparities in access to opportunity).

Local Data and Knowledge, and Other Relevant Factors: Per our previous review, the element must include local data, knowledge, and other relevant factors to discuss and analyze any unique attributes about the City related to fair housing issues. For example, the element should discuss the history of zoning, disparities in public investment, impacts of master planning in the southern areas of the City, other patterns of development and their relation to the highway, demographic trends in race and housing unit occupancy, housing tenure of different groups, as well as how they compare to the rest of the region.

Contributing Factors to Fair Housing Issues: The element includes contributing factors to fair housing issues but should re-evaluate and prioritize these factors based on a complete analysis to better respond to the fair housing issues.

Contributing factors should also reflect the analysis, including disparities between the jurisdiction and the rest of the region.

Goals, Actions, Metrics, and Milestones: The element must be revised to add or modify goals and actions based on the outcomes of a complete analysis. Actions must have specific commitment, discrete timing, geographic targeting, and metrics.

Further, the element should consider additional actions to address disparities between the City and region, including housing mobility and new opportunities in higher opportunity areas (beyond the RHNA).

2. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a) (5).)
City of Indian Wells' 6th Cycle Adopted Housing Element Update Page 2 August 12, 2022

An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including... ...the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality's share of the regional housing need in accordance with Government Code section 65584... (Gov. Code, § 65583, subd. (a)(6).)
Land Use Controls: Although the element has provided some descriptions of land use controls, it must still analyze those land use controls as described in HCD's prior review. Based on the outcomes of this analysis, programs must be included to address these constraints, including unit size, height limits, parking (both numbers required and garaged) and allowable multifamily densities. These programs also essential to programs to AFFH, including promoting housing mobility and increasing new housing opportunities in higher resource areas.

Processing and Permit Procedures: The element notes that multifamily uses in multifamily zones are subject to a conditional use permit (CUP) process. Requiring a complex discretionary exception process for a use in its intended zone is a constraint that impacts approval certainty, timing, cost, and feasibility. As noted in the prior review, the element must include a program to address the constraint.

Fees and Exactions: Although the element lists some fees, it must list all fees including impact fees. In addition, the element should specifically analyze differences between multifamily and single family, including impacts on smaller unit sizes and the implication for AFFH.

Timing of Approval: The element must analyze the length of time between receiving approval for housing development and submittal of application for building permits.

The analysis should include the length of time between approvals and the issuance of a building permit.

B. Housing Programs

1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element... (Gov. Code, § 65583, subd. (c).)
City of Indian Wells' 6th Cycle Adopted Housing Element Update Page 3 August 12, 2022

To have a beneficial impact in the planning period and address the goals of the housing element, programs must be revised with specific commitment and discrete timelines, instead of "ongoing" or "annual monitoring and reporting", for example, as follows:
• Program 6 (Evaluate Alternative Funding): Commit to how often the city will apply for funding.
• Program 18 (Support for Persons with Developmental Disabilities): Commit to proactively reach out to non-profit developers at least bi-annually. • City -Owned Sites: The element still should include a program that commits to a schedule of actions to facilitate development on City -owned sites.

Examples of actions include surplusing land; coordination with developers; zoning; issuing requests for proposals; facilitating other entitlements and project completion. Additionally, the program should include a numerical objective such as the number of units and affordability.

2. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities... (Gov. Code, § 65583, subd. (c)(3).)
As noted in Findings A2, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

In addition, while the element now includes Program 13 to define small residential care facilities as a residential use to be permitted in the NPR zone with a CUP, it must include specific commitment to allows group homes for seven or more persons in all residential zones (regardless of licensing) with procedures that promote objectivity and approval certainty (e.g., removing or modifying the CUP requirement).

3. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding Al, the element must include a complete analysis of AFFH.

Based on the outcomes of that analysis, the element must add or modify programs.

City of Indian Wells' 6th Cycle Adopted Housing Element Update Page 4 August 12, 2022

C. Quantified Objectives
Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).)
Although amendments were made to include rehabilitation objectives for Program 1 (Rehabilitation), conservation objectives should not be limited to units at -risk of conversion to market rate uses and could include objectives for Programs 15 (Fair Housing Procedures) and 18 (Support for Persons with Developmental Disabilities).

D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd. (c)(9).) Per our last review, Indian Wells must demonstrate diligent efforts to involve all economic segments of the community in the development of the housing element. In response, the element now notes the City made a "specific and intentional effort" to include all segments of the community and notes a discussion with one organization.

The element should describe that specific and intentional effort such as who was contacted, how and the results and if necessary, employ additional methods as described in HCD's prior review.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. During the housing element revision process, the City must continue to engage the community, including organizations that represent lower -income and special needs households, by making information regularly available while considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government's website and to email a link to all individuals and organizations that have previously requested notices relating to the local government's housing element at least seven days before submitting to HCD.

City of Indian Wells' 6th Cycle Adopted Housing Element Update Page 5 August 12, 2022

Attachment No. 3
GENERAL PLAN 2040
r'1
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INDIAN WELLS

CALIFORNIA
2021-2029

HOUSING

ELEMENT
Adopted June 2, 2022
Subsequent Draft June 2023
roPLIN
t prr9 Nips
City of Indian Wells
44-950 Eldorado Drive
Indian Wells, CA 92210

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2021-2029

HOUSING

ELEMENT
Adopted June 2, 2022
Subsequent Draft June 2023
PREPARED FOR: CITY OF INDIAN WELLS
44-950 Eldorado Drive
Indian Wells, CA 92210
Contact: Jon Berg 1 Community Development Director
(760) 776-0229
www.cityofindianwells.org
PREPARED BY: DE NOVO PLANNING GROUP
180 E Main Street Suite 108
Tustin, CA 92780

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2021-2029 HOUSING ELEMENT ORGANIZATION
Part 1: Housing Plan
Part 1 of the 2021-2029 Housing Element is the City's "Housing Plan", which includes the goals, policies, and programs the City will implement to address constraints and needs. The City's overarching objective is to ensure that decent, safe housing is available to all current and future residents at a cost that is within the reach of the diverse economic segments which comprise Indian Wells.

Part 2: Background Report
Part 2 of the 2021-2029 Housing Element is the "Background Report" which identifies the nature and extent of Indian Wells' housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, and energy conservation opportunities. By examining the City's housings, resources, and constraints, the City can then determine a plan of action for providing adequate housing, as presented in Part 1: Housing Plan. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

Appendix A: Housing Sites Inventory
The Housing Element must include an inventory of land suitable and available for residential development to meet the City's regional housing need by income level. The California Department of Housing and Community Development (HCD) requires that the Housing Sites Inventory be prepared using a State -approved format, included here as Appendix A.

Appendix B: Public Engagement Summary
As part of the Housing Element Update the process, the City hosted numerous opportunities for the community and key stakeholders to provide feedback on existing housing conditions, housing priorities, priority areas for new residential growth, and topics related to fair housing. Public engagement was facilitated in both English and Spanish to further engage the Indian Wells community. Public participation played an important role in the refinement of the City's housing goals and policies and in the development of new housing programs, as included in Part 1: Housing Plan. The public's input also helped to validate and expand upon the contextual information included in Part 2: Background Report. The City's efforts to engage the community in a meaningful and comprehensive way are summarized in Appendix B.

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GENERAL PLAN 2040
PART 1

HOUSING PLAN
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INDIAN WELLS

CALIFORNIA

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INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element Table of Contents

1. HOUSING PLAN INTRODUCTION 3

2. GOALS AND POLICIES 3
A. CONSERVATION AND IMPROVEMENT OF HOUSING 3
B. DEVELOPMENT OF HOUSING 4
C. REMOVAL OF GOVERNMENT CONSTRAINTS 5
D. EQUAL HOUSING OPPORTUNITIES 6
E. ENERGY CONSERVATION 6

3. HOUSING PROGRAMS 7
CONSERVATION AND IMPROVEMENT IMPLEMENTATION PROGRAMS 7
DEVELOPMENT OF HOUSING PROGRAMS 10
REMOVE GOVERNMENTAL CONSTRAINTS 17
PROMOTE EQUAL HOUSING OPPORTUNITIES 21
ENERGY CONSERVATION 35

4. QUANTIFIED OBJECTIVES 36
Housing Element Housing Plan 1 Page HP -1

City of Indian Wells 2021-2029 Adopted Housing Element
This page intentionally left blank.

Housing Element Housing Plan 1 Page HP -2

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element

1. Housing Plan Introduction
The Background Report of the Housing Element establishes the housing needs, opportunities, and constraints in the City of Indian Wells. The Housing Plan presented in this section sets forth the City's goals, policies and programs to address Indian Wells' identified housing needs.

2. Goals and Policies
The following goals and policies focus on the maintenance and provision of a variety of housing in terms of type, affordability, and style. The Housing Plan sets forth goals and policies to address the following issue areas: 1) conserving and improving existing housing; 2) development of housing; 3) removing constraints; 4) promoting equal housing opportunity; and 5) energy conservation.

A. Conservation and Improvement of Housing
GOAL 1: Conserve and improve the condition of the existing housing stock.

Policy 1.1:

Policy 1.2:

Policy 1.3:

Continue enforcement of the codes and regulations establishing minimum construction standards.

Encourage maintenance and repair of existing housing to prevent deterioration within the City.

Monitor the status of at -risk affordable rental housing units, proactively work with potential nonprofit purchasers/managers as appropriate and explore funding sources available to preserve the at -risk units.

Housing Element Housing Plan 1 Page HP -3

City of Indian Wells 2021-2029 Adopted Housing Element
B. Development of Housing
GOAL 2: Support and encourage the development of housing affordable for all income segments of the population.

Policy 2.1: Maintain adequate capacity to accommodate the City's unmet Regional Housing Needs Allocation (RHNA) for all income categories throughout the planning period.

Policy 2.2: Continue to provide affordable housing opportunities in Indian Wells through a density bonus incentive for the development of lower and moderate -income units.

Policy 2.3: Encourage private entities (both non-profit and for-profit) to participate in attaining housing goals.

Policy 2.4: Encourage residential development that provides a range of housing types in terms of cost, density, unit size, and configuration.

Policy 2.5: Continue to allow accessory dwelling units and junior accessory dwelling units as a means of providing additional affordable rental housing opportunities.

Policy 2.6: Assist with the development of housing that targets the needs of special populations, including the elderly, disabled, farmworkers, and homeless.

Policy 2.7: Allow by -right approval for housing developments proposed for non -vacant sites included in one previous housing element inventory and vacant sites included in two previous housing elements, provided that the proposed housing development consists of at least 20 percent lower income and affordable housing units.

Housing Element Housing Plan 1 Page HP -4

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element C. Removal of Government Constraints
GOAL 3: Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement and development of housing.

Policy 3.1: Continue to utilize zoning standards and overlay districts that facilitate the development of affordable housing units.

Policy 3.2: Provide reasonable accommodation for housing for persons with disabilities.

Policy 3.3:

Periodically review City development standards to ensure consistency with the General Plan and to ensure high -quality affordable housing.

Policy 3.4: Monitor State and federal housing -related legislation, and update City plans, ordinances, and processes as appropriate to remove or reduce governmental constraints.

Policy 3.5: Regularly identify and evaluate the impact of nongovernmental constraints on housing development and implement programs to reduce negative impacts.

Housing Element Housing Plan 1 Page HP -5

City of Indian Wells 2021-2029 Adopted Housing Element
D.

Equal Housing Opportunities
GOAL 4:

Policy 4.1:

Policy 4.2:

Policy 4.3:

Policy 4.4:

Promote housing opportunities for all persons regardless of race, religion, sex, age, marital status, familial status, ancestry, national origin, color, source of income, sexual orientation, or any other arbitrary factors.

Promote fair housing practices throughout the City.

Promote a variety of housing types to meet the special needs of persons with physical and developmental disabilities, elderly households, and others who may need specialized residential living arrangements.

Strengthen opportunities for participation in the approval process for all housing projects, including affordable housing.

Assist in affirmatively furthering and enforcing fair housing laws by providing support to organizations that provide outreach and education regarding fair housing rights, receive and investigate fair housing allegations, monitor compliance with fair housing laws, and refer possible violations to enforcing agencies.

E. Energy Conservation
GOAL 5:

Policy 5.1:

Encourage energy conservation in new and existing housing stock.

Incorporate into City codes, when feasible, planning and building standards that contribute to minimizing the consumption of non-renewable resources for housing construction and rehabilitation.

Housing Element Housing Plan 1 Page HP -6

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element

3. Housing Programs
This section describes the programs that will implement Housing Element goals and policies.

The housing programs define the specific actions the City will undertake in order to achieve the goals for the current planning period. Pursuant to State law, the programs address the following issue areas:

1. Conserve and improve the existing housing stock;

2. Develop housing;

3. Minimize the impact of constraints on housing production; and

4. Assure equal housing opportunity for all residents.

Conservation and Improvement Implementation Programs

1. Rehabilitation
Although no housing units were determined to need major rehabilitation during this planning period, there are properties in need of minor repairs.- Property owners may be eligible for rehabilitation assistance including rebates, grants and loans, through outside programs provided by utility providers and other organizations. The City will refer property owners to these programs upon inquiry or with proactively through code enforcement programs.

The City will prepare a "Good Neighbor Guide" that describes how residents can be good neighbors by maintaining a property in good condition. In this guide, the City will identify common types of minor repairs that residents thre--eo-m ity—m-a-ymight be interested in completing and connecting the type of repair with a specific funding opportunity. Through this process, the City will also proactively outreach out to nonprofit organizations to solicit feedback and support in preparing the;puide as well as identify potential additional partnerships and resources available to help residents complete minor repairs. The Good Neighbor Guide will be distributed to all residents of Indian Wells and shared online and in hard copy.

Responsible Agency: Community Development Department
Financing: General Fund; Low Moderate Income Housing Asset Fund (LMIHAF)
Program Objectives: Refer property owners to applicable agencies/organizations for rehabilitation assistance
Schedule: OngoingPrepare and distribute Good Neighbor Guide by December 20232; update funding and resource information to address common minor repairs on the City's website; annual proactive outreach to nonprofit organizations to solicit support in helping to inform and implement minor repairs; encourage the rehabilitation of at least 4 homes eta year (32 during the planning period) distributed across very low, low, and moderate income households.

Housing Element Housing Plan 1 Page HP -7

City of Indian Wells 2021-2029 Adopted Housing Element

2. Preservation of At -Risk Units
Prior to Octobcr 1, 2024, the City of Indian WcIls will prcscrvc offordbIc units in the Indian cts as follows.
up to 4 million in assistance through its Low
Moderate Income Housing Assct Fund ("LMIHAF") during this housing cycle to ensure 3 moderate income units will be preserved.

Thc funds committed to ensure preservation of these units is adequate, based on the eq ed—subsidam IcvcIs ide i icd ia„ 3I of the Background Report to provide .-.+nts.

C. Thc units meet thc requirements of Government Codc Section 65583.1(c)(2)(c) as follows:

At thc timc of prcscrvation, the City will rcquirc long term affordability covenants and rcstrictions that rcquirc the preserved units to be affordable to, thc currcnt occupants for a period of at I ast 55 y rs. ii . Thc Indian Wells Villas mccts t
Section
that has received assista
below markct rates and which includes a multifamily rental housing cities in exchange for rcstrictions on the maximum rcnts that may bc charged and on thc maximum tenant incomc as a condition of eligibility for occupancy of thc unit, as reflected by a recorded agreement with thc county or city. iii. The Housing Authority's affordable housing project, Indian Wells Villas, ffordab
income households to market rate housing by thc end of the currcnt covenant period —(20 1). Th City's Finance Director and City Attorney have advised the LMIHAC of s„Ffie .,t t„ finance Fh„ Housing Authority's partnership with fc and sanitary
condition over thc next 8 years. It is highly likely that thc Housing Authority will need to convey the property to a private cntity who will convert to markct cntity in thc
commit to rehabbing thc property to maintain safe and sanitary conditions. iv. Thc Indian Wells Villas arc in decent, safc, and sanitary condition and will be required to bc maintained in this condition at thc timc of occupancy and throughout thc affordability period identified in paragraph (i) above. v. Thc Indian Wells Vill rdablc housing and thc 29
3 moderate income units identified for prcscrvation are holds at these incomc levels.

Housing Element Housing Plan 1 Page HP -8

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element Rcsponsible Agcncy: City of Indian Wells Housing Authority Financing: Low Modcrat ;,c Housing Asset Fund
Prog-ra-m-ableet-ive serv-e-89 at risk affordable units at Indian Wells Villas Schcdulc: October 1, 2021
The City of Indian Wells will implement the following programs on an ongoing basis to conserve the community's affordable housing stock.
a. Monitor Units At Risk: Monitor projects at risk of converting to market rate within the planning period.
b. Work with Potential Purchasers: Establish contact with public and nonprofit agencies interested in purchasing a-n-d/or managing units at risk. c. Tenant Education: The California Legislature passed AB 1701 in 1998, requiring that property owners give a nine -month notice of their intent to opt out of low-income restrictions. The City will work with tenants of at -risk units and provide them with information regarding tenant rights and conversion procedures. The City will also provide tenants with information regarding Section 8 rent subsidies through the Riverside County Housing Authority and other affordable housing opportunities. The City will implement State Preservation Notice Law (Gov. Code 65863.10, 65863.11, 65863.13) which requires owners to provide tenants and affected public entities (including the City) notices regarding expiring rental restrictions starting three years before expiration.
d. Proactive Contact: The City will contact property owners of units at risk of converting to market -rate housing within one year of affordability expiration to discuss the City's desire to preserve complexes as affordable housing. Participation from agencies interested in purchasing and/or managing at -risk units will be sought.

Coordinate with owners of expiring subsidies to ensure tenants receive the required notices at 3 years, 6 months, and 12 months, and 6 months, pe-Fin accordance with California law.
e. Assist Tenants of Existing Rent -Restricted Units to Obtain Priority Status on Section 8 Waiting List: Work with the Riverside Housing Authority to place tenants displaced from at -risk units on a priority list for Section 8 rental assistance.

Responsible Agency: Community Development Department
Financing: CDBG Funds, and Section 8 Vouchers/ -Certificates Program Objectives:

Monitor the status of affordable projects at risk of converting to market rate; will identify nonprofit organizations as potential purchasers/managers of at -risk housing units; explore funding sources available to preserve the affordability of projects at risk of converting to market rate or to provide replacement units; assist qualified tenants to apply for priority status on the Section 8 voucher/certificate program immediately should the owners of the at -risk project choose not to enter into additional Housing Element Housing Plan 1 Page HP -9

City of Indian Wells 2021-2029 Adopted Housing Element
restrictions.

Schedule: Monitor at -risk units annually
Development of Housing Programs

3. Production of New Housing Units (Shortfall Program)
The City will explore and pursue alternative land use strategies and make necessary amendments to zoning or other land use documents to encourage the production of new housing units and facilitate a variety of housing choices throughout the City. These strategies include, but are not limited to, creating a new Housing Opportunity Site Overlay to increase the allowable density on 8 to 10 acres of vacant land (east side of the City), amending the City's existing development standards to better facilitate the development of affordable units (throughout the City), encouraging higher density opportunities on religious, institutional and quasi -institutional lands (east side of the City), and allowing for urban lot splits under the parameters of the City's Development Code throughout the City, including vacant residentially - zoned lots in the City's existing single family neighborhoods (west side of the City).

The City has a 2021-2029 projected RHNA need of 382 housing units including 198 housing units for extremely low, very low, and low income households. The City will continue to monitor the sites currently designated by the City to accommodate its projected growth needs and use of the Affordable Housing Overlay. In addition, the City will prepare and adopt a new Housing Opportunity Site Overlay zone to accommodate residential development at densities of up to 24 du/ac for 100% affordable projects and to permit owner -occupied and rental multi -family uses by -right for projects with 20% or:jit'i°ore units affordable to lower income households.

The City understands the housing challenges of extremely low-income households, which are a subset of very low income households who earn 30 percent or less of the median income.

This income group is most likely to experience a housing crisis when faced with rent increases, foreclosure, or other adverse event. The City will collaborate with housing developers to seek state, federal, and other appropriate funds and incentives targeted for the development of housing affordable to extremely low-income households through this strategy and the strategy developed in Program 6.

Rezoning Program
The City will rezone a site of at least 8 acres with the Housing Opportunity Site Overlay zone.

The site identified for rezoning is at least 8 acres and no more than 10 acres of APN 633360002, a vacant and undeveloped 34 -acre parcel located at the northeast corner of Miles Avenue and Warner Trail. Pursuant to State Housing Element statutes (Govt Code section 65583.2(h)), sites identified for rezoning to address the City's lower income RHNA shortfall shall meet the following requirements:
• Permit owner -occupied and rental multi -family uses by -right for projects with 20% or more units affordable to lower income households
• Permit a minimum density of 20 units per acre
• Allow a minimum of 16 units per site
• Accommodate at least 50 percent of the lower income need on sites designated for residential use only
Development Standards
Housing Element Housing Plan 1 Page HP -10

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element The City will amend its Development Code (see Program 13) to remove government constraints to housing by modifying the City's development standards related to unit size, height limit, and parking, and will modify its processing and permit procedures to improve approval certainty, timing, cost, and feasibility. These modifications are essential to the City's responsibility to affirmatively further fair housing, including promoting housing mobility and increasing new housing opportunities in higher resource areas and in areas throughout the City.

Additionally the City will continue to provide incentives and flexibility in development standards to encourage affordable housing development as outlined in Section 21.12.040 of the City's Municipal Code and will continue to explore potential incentives and flexibility in development standards to encourage new housing construction within one year of the Housing Element Adoption. The City will proactively reach to the housing development community to assist in the evaluation of potential incentives.

Religious Lands
The City will proactively reach out to local faith -based groups to educate the groups on opportunities available to develop affordable housing at their properties. Specifically, by October of 2024, the City will contact Southwest Church, located in east Indian Wells, in an area of highest opportunity, to help encourage the development of new housing opportunities in an area of the City where new development can be supported by infrastructure, goods, and services. Following the City's outreach to faith -based groups, the City hopes to promote the development of at least 30 new housing units affordable to lower -income families at faith - based sites. The City understands the h using challenges f extremely I w inc me h useh Ids, which are a su set f very I w inc me h useh I s wh earn 3 percent r less f the me ian inrrpicPc , foreclosure, or other adverse event. The City will collaborate with housing and the strategy developed in Program G.

Urban Lot Splits
California State Law (SB 9) allows for the construction of duplexes and urban lot splits within existing single-family residential neighborhoods. The City shall continue implementing its Development Code under the parameters of SB 9, thereby allowing for expanded housing supply in single-family zones to allow more homeownership opportunities within existing neighborhoods. The City shall also create a one -stop webpage to provide development direction for units constructed under SB 9 and provide resources promoting high standard of design and best practices. As SB 9 units would be located on smaller lots, they would be more affordable by nature than standard single-family dwellings. Lots suitable for development under SB 9 provisions are located throughout the community, including in high and highest opportunity areas.

Vacant Lots Zoned for Residential Development
The City has identified at least 11 vacant lots currently zoned for single-family residential development in western Indian Wells, generally between Cook Street, Fairway Drive, Indian Wells Lane and Highway 111. Under the City's Urban Lot Spilt provisions (see above regarding SB 9), development of these sites could accommodate up to four units per site, for a total development potential of 44 units. As described above, given that these units would be on Housing Element Housing Plan 1 Page HP -11

City of Indian Wells 2021-2029 Adopted Housing Element
smaller lots, they would be more affordable than standard single-family homes and provide new housing choices on the west side of the City.

Regional Impact
All census tracts in Indian Wells are TCAC areas of high or highest opportunity (over 95% of the City is in areas of highest opportunity, with only a small portion on the west side part of a census tract that is high opportunity). However, regionally, there are other communities in the Coachella Valley, particularly to the east of Indian Wells, with lower levels of opportunity, including high segregation and poverty, low resource areas, and moderate resource areas (including areas rapidly changing). The City will maintain regular contact with regional organizations involved in supporting the housing needs of persons living and working in Coachella Valley, such as Lift to Rise. Lift to Rise has a goal to build 10,000 new affordable housing units in the Coachella Valley and reduce rent burden by 30% by 2028.

Through implementation of the programs included in this Housing Element to improve housing mobility and expand housing choices, Indian Wells is creating opportunities with regional impact, positively influencing mobility and choice not only in the City (where all census tracts are high or highest resource), but also in the region (where there are areas of lower resource).

Responsible Agency:

Financing:

Program Objectives:

Schedule:

Community Development Department
General Fund
Expand the locations for higher -density affordable housing development throughout the City; €encourage the development of at least 30 extremely low income units; 80 very low income units, 72 low income units; 54 moderate income units; and 93 above moderate income units, with 100% of the units in areas of highest TCAC opportunity; encourage the development of 30 units affordable to lower -income households on religious lands; continue to implement the City's Development Code allowing for urban lot splits throughout the City; encourage the development of vacant sites zoned for residential uses in the City's existing single-family neighborhoods on the west side of the City.

OngoingWithin three years of Housing Element adoption, and no later than October 2024, amend the General Plan and Zoning Code to establish the Housing Opportunity Site Overlay in order to designate adequate candidate sites with the objective of meeting the City's remaining RHNA of 110 units. Annual
identification of available funding and proactive distribution of information to the development community; updates to the City's website to highlight incentives and flexibility in development standards available to affordable housing
developers by October 20222023.

Housing Element Housing Plan 1 Page HP -12

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element

4. Residential Development Monitoring (No Net Loss)
To ensure adequate sites are available throughout the planning period to meet the City's RHNA at all income levels, and to assist developers in identifying appropriate sites for residential and mixed use developments, the City will monitor the depletion of residential acreage, and review proposed General Plan amendments, Zone Changes, Specific Plan Amendments, and development projects, to ensure an adequate inventory is available to meet the City's 2021- 2029 RHNA obligations. To ensure sufficient residential development capacity is maintained to accommodate the City's RHNA allocation, the City will develop and implement a formal ongoing (project -by -project) evaluation procedure pursuant to Government Code Section 65863 and will make the findings required by that code section if a site is proposed for development with fewer units or at a different income level(s) than shown in the Housing Element Site Inventory.

Should an approval of development result in a reduction of residential development capacity below the capacity needed to accommodate the remaining need for lower -income, moderate - income, or above -moderate -income households, the City, and potentially the applicant (in accordance with State law), will identify and, if necessary, rezone sufficient sites within 180 days to accommodate the shortfall and ensure "no net loss" in capacity to accommodate the RHNA allocation, consistent with State law. Any rezoned site(s) will satisfy the adequate site requirements of Government Code Section 65583.2 and will be consistent with the City's obligation to affirmatively further fair housing.

Responsible Agency: Planning Department
Financing: General fund
Program Objectives: Annually monitor the City's sites inventory and continued ability to accommodate the remaining RHNA.

Schedule:

Es, hlish a i-racking program by December 2023; Gongoing implementation and annual monitoring and reporting throughout the planning period
Housing Element Housing Plan 1 Page HP -13

City of Indian Wells 2021-2029 Adopted Housing Element

5. General Plan Update
The City of Indian Wells embarked on an update to its General Plan in 2020. As part of this effort, the City is undertaking a comprehensive update to its policy document and will prepare a program -level environmental impact report (EIR) to streamline future development in Indian Wells. As part of this project, the City will identify vacant and underutilized sites in the City suitable for residential development and make this information publicly available by posting to the City's website and maintaining information at City Hall. This includes identification of City The updated General Plan
will reflect the Housing Element's commitment to affordable housing. , the City of Indian Wells has maximum control over its sites and is committed to encouraging Through preparation and certification of the Program
EIR associated with the General Plan, the City can streamline future development of affordable units on City -owned sites and on other properties that, by proximity to transit, schools, and other amenities, are preferred for affordable housing development. Specifically, the City's Land Use Element will designate these sites as suitable for the development of affordable housing and all Elements of the General Plan will recognize the City's responsibility to maintain adequate sites to accommodate its remaining RHNA at all income levels for the duration of the planning period in accordance with state law. The General Plan will also identify new goals, policies, and programs to support new development in the City, including residential development, to promote a more sustainable and equitable community. This includes creating a new land use designation to allow for densities higher than those currently allowed under the City's existing Medium -High Density Residential Zone; the City will prepare and adopt new development standards to support implementation of the land use designation within 12 months of General Plan adoption.

Responsible Agency:

Financing:

Program Objectives:

Schedule:

Community Development Department
General Fund, grant programs, as available
Updated General Plan and Program EIR
December 2022 2024
Housing Element Housing Plan 1 Page HP -14

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element

6. Evaluate Alternative Funding and Financing Mechanisms The City of Indian Wells will collaborate with private, non-profit, state and federal entities to investigate alternative methods for funding and financing the construction of new housing units and rehabilitation and preservation of existing units citywide. In particular, Indian Wells will continue to maintain regular collaboration with Lift to Rise's Housing Collaborative Action Network (CAN) and actively support its five key strategy areas, which includes growing the "We Lift: Coachella Valley Housing Catalyst Fund" to leverage public and private capital and mitigate risk for affordable housing developers. Indian Wells will establish continued communication with local, state and federal legislators to encourage the establishment of alternative funding and financing mechanisms. The City will identify an initial list of potential funding and financing mechanisms within six months of the Housing Element adoption and within one year prepare a strategy to seek for funding for housing construction and rehabilitation when appropriate and available. On a bi annualbiennial basis, the City will review and update the strategy as appropriate.

Through its General Plan Update, the City will work with an economic consultant to analyze the viability of different funding and financing mechanisms and will present the information to the City Council for consideration and direction. The results of this analysis will be included in the General Plan Update Economic Development Element and included as a program associated with implementation of the General Plan.

Responsible Agency:

Financing:

Program Objectives:

Schedule:

Community Development Department
General Fund
Evaluate Alternative Funding and Financing Mechanisms within 6 Months of thc Housing Element Adoption; Develop Strategy within 1 Ycar of thc Housing Elcmcnt Adoption; Review and Update Strategy Bi AnnuallyIdentify and pursue alternative funding and financing mechanisms.

Evaluate Aalternative f€unding and f€inancing mMechanisms by December 31, 2023within 6 Months of thc Housing Elcmcnt Win; Develop sStrategy within 1 Ycar of thc Housing
Element--Adeetionby June 30, 2024; Review and uUpdate
sStrategy bBi-aAnnually; Apply for funding annually Ongoing

7. Replacement of Affordable Units
Consistent with the requirements of Government Code Section 65583.2(g), development projects on sites in the housing inventory (Appendix A) that have, or have had within the past five years preceding the application, residential uses restricted with rents affordable to low- or very low-income households or residential uses occupied by low- or very low-income households, shall be conditioned to replace all such units at the same or lower income level as a condition of any development on the site, and such replacement requirements shall be consistent with Section 65915(c)(3).

Responsible Agency:

Financing:

Program Objectives:

Community Development Department
General Fund
For all project applications, identify need for replacement of Housing Element Housing Plan 1 Page HP -15

City of Indian Wells 2021-2029 Adopted Housing Element
affordable housing units and ensure replacement, if required, occurs.

Schedule: Ongoing implementation and annual monitoring and reporting throughout the planning period

8. Accessory Dwelling Units
Accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) help meet the City's housing needs for all income levels and also provide a housing resource for seniors and low- and moderate -income households throughout the entire community, not just in any single geographic area.

The City of Indian Wells will amend its ADU Ordinance to be consistent with California Government Code Sections 65852.150 and 65852.2 and submit its Ordinance to HCD for review as required by state law. The City will continue to monitor and amend the ordinance as needed based on future changes to State law. The City will also continue to monitor the extent of ADU production to ensure that the ordinance modifications are successful and that the Housing Element goals can be met.

In addition, by June 2024, the City will research and pursue the development of a program that would provide low -interest loans to single-family homeowners and grants to homeowners with household incomes of up to 80% of the Area Median Income to develop accessory dwelling units with affordability restrictions on their property. This research should also explore outside funds. If funding is available, establish a pilot program by June 2025 and implement at least annually thereafter with a goal of achieving at least two deed restricted ADUs annually.

Responsible Agency:

Financing:

Program Objectives:

Schedule:

Planning Department
General fund
Amend the City's ADU Ordinance, send to HCD for review; Ssurvey and evaluate potential methods to encourage ADU development throughout the community and adopt appropriate procedures, policies, and regulatory provisions. Monitor State law for future updates to ADU regulations and update the City's Development Code to be consistent with future updates as needed. Continue educating the community on the opportunity to develop ADUs and promote the development of ADUs
affordable to lower -income households. Continue to provide information about ADUs on the City's website and on public counters.

Amend ADU Ordinance and submit to HCD by October
20222023; biennial review of ADU production and affordability projections and based on the review of production and
affordability, evaluate the City's housing inventory and, if projections are not consistent with those included in the Housing Element, take action within six months to maintain adequate ability to accommodate the City's remaining RHNA by income level
Housing Element Housing Plan 1 Page HP -16

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element TALIfOCNI,

9. Public Property Conversion to Housing Program/City Owned Sites The City will maintain a list of surplus City -owned lands, including identification of address, APN, General Plan land use designation, zoning, current use, parcel size, and status of surplus land or exempt surplus land. The City will work with non -profits and other public agencies to evaluate the feasibility of transferring City -owned surplus lands that are identified as feasible for conversion to affordable housing and that are not committed to other City purposes for development of affordable housing by the private sector. The City will also outreach out to developers to advertise available sites, as they are identified. The inventory will be updated annually in conjunction with the APR. Any disposition of surplus lands shall be conducted consistently with the requirements of state law. It is noted that the City is not relying on any City -owned property to accommodate its remaining RHNA and that development of any additional City -owned property as affordable housing, beyond the City -owned site where the proposed Abode Communities project is located, would provide new housing opportunities beyond the 2021-2029 RHNA. While there are no other City -owned properties available for development during the planning period (beyond the proposed Abode Communities site) due to preexisting constraints, should another property become available, the City will, within a reasonable timeframe, issue a request for proposals for development of the site and identify and implement other incentives and programs to facilitate development of the site for affordable housing. -
Responsible Agency: Planning Department
Financing: General fund
Program Objectives:

Schedule:

Maintain a list of surplus City -owned lands for the duration of the planning period; collaborate with developers of affordable housing to explore opportunities to develop affordable housing at City -owned lands.

Continue to make City -owned lands available for the
development of affordable housing and support the development of at least 99 affordable units at City -owned property during the planning period. -
Prior to disposing of any of the City -owned sites, the City shall comply with applicable Surplus Land laws and Surplus Land Guidelines issued by HCD, and consult with HCD regarding any questions. —The City will evaluate whether to sell the sites or ground lease them to one or more developers.

Remove Governmental Constraints

10. Monitoring Potential Constraints
The City will periodically review City regulations, procedures and fees to identify any potential constraints to the development and maintenance of housing. The City will outreach to the development community to assist in this review. If the City finds that regulations, procedures and/or fees are a constraint to housing, the City will revise requirements or policies as necessary.

Housing Element Housing Plan 1 Page HP -17

City of Indian Wells 2021-2029 Adopted Housing Element
Responsible Agency: Community Development Department
Funding: General Fund
Program Objectives: Review and revise the zoning and development standards if needed.

Schedule:
throughout the planning periodAnnual review of City regulations, procedures, and fees to identify constraints; if constraints are identified, work to reduce or remove constraints within 1 year of identification.

11. Monitoring Reasonable Accommodation Procedures
The City will evaluate adopted reasonable accommodation procedures annually and revise as appropriate to ensure consistency with fair housing requirements.

Responsible Agency: Community Development Department
Funding: General Fund
Program Objectives: Review and revise reasonable accommodation procedures if needed.

Schedule: Annually

12. Development Guidelines and Procedures
The City shall maintain existing development guidelines, which specify the procedures, materials, time frames, and costs associated with various zoning and subdivision applications.

The objective is to provide potential developers with an informational package clearly explaining the development review procedure as well as the possible incentives available for affordable housing development.

Responsible Agency: Community Development Department
Funding: General Fund
Program Objectives: Provide information online and at the public counter.

Schedule: Annually

13. Development Code Amendments — Housing Constraints
The City shall update the Development Code to remove constraints to a variety of housing types and ensure the City's standards and permitting requirements are consistent with State law. The update shall address the following.

1. Low barrier navigation centers: The Development Code shall be updated to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a use by right in areas zoned for mixed use and nonresidential zones permitting multifamily uses.

Housing Element Housing Plan 1 Page HP -18

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element

2. Agricultural worker housing: The Development Code will be updated to define agricultural worker housing and to identify that any agricultural worker housing consisting of no more than 36 beds in a group quarters or 12 units or spaces shall be deemed an agricultural land use and permitted in the same manner as agricultural uses consistent with Health and Safety Code Section 17021.6. The Development Code will also be updated to provide for streamlined, ministerial approval of agricultural worker housing that meets the requirements of Health and Safety Code Section 17021.8.

3. Streamlined and ministerial review for eligible affordable housing projects: The Development Code will be updated to ensure that eligible multifamily projects with an affordable component are provided streamlined review and are only subject to objective design standards consistent with relevant provisions of SB 35 and SB 330 as provided by applicable sections of the Government Code, including but not limited to Sections 65905.5, 65913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that "involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal."

4. Transitional and Supportive: The Zoning Code shall be revised as necessary to ensure that transitional and supportive housing are allowed in residential and mixed -use zones in accordance with Government Code Section 65583(c)(3), and to allow eligible supportive housing in zones where multi -family and mixed uses are permitted in accordance with Government Code Sections 65650 through 65656.

5. Emergency shelter parking: The Development Code will be updated to require sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with AB 139.

6. Employee Housing for Six or Fewer Employees. The Development Code will be updated in accordance with Health and Safety Code Section 17021.5 which requires employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone.

7. Multi-Far�nily Housing. The City will review and amend the permitting procedures for multi -family housing, including specifically removing the requirement for approval of a Conditional Use Permit, and remove any other identified constraints. 8:-

8. Residential Care Facilities. The City will review and amend the permitting procedures, application requirements, and development standards applicable to residential care facilities for persons of 7 or more to ensure consistency with state and federal laws to promote objectivity and greater approval certainty.

9. Development Standards. The Development Code will be amended to modify various development standards identified as a potential constraint to the development and affordability of housing; these amendments include reducing the minimum unit size, increasing the height limits for multifamily projects, and modifying multifamily parking standards (both reducing numbers required and relaxing restrictions on garages).

Responsible Agency: Community Development Department
Housing Element Housing Plan 1 Page HP -19

City of Indian Wells 2021-2029 Adopted Housing Element
Funding: General Fund
Program Objectives: Revise the Development Code in accordance with this program by Octobcr December 20232024.

Schedule: Development Code adoption in 2024

14. Density Bonus Ordinance
The City will amend its Density Bonus Ordinance consistent with State law, including density bonuses and incentives for projects that contain 100% very low- and low-income units. The City will monitor State law updates which impact density bonuses and will update local plans and programs as necessary.

Responsible Agency:

Funding:

Program Objectives:

Schedule:

Planning Department
General fund
Update the Development Code; Promote the use of density bonus incentives to developers and provide technical assistance to developers in utilizing density bonus for maximize feasibility and meet local housing needs.

Development Code adoption in 20232024; Ongoing
implementation and annual monitoring and reporting throughout the planning period

15. Emergency Shelters
The Development Code will be updated to allow emergency shelters consistent with the requirements of Government Code Section 65583(a)(4) and to allow emergency shelters ancillary to permitted places of worship and churches, consistent with the federal Religious Land Use and Institutionalized Persons Act. The Development Code will be revised to define emergency shelters consistent with Government Code Sections 65582 and 65583(a)(4) and to identify at least a zone or zones where residential uses are permitted; where emergency shelters are allowed as a permitted use without any discretionary permit; and where there is adequate capacity to accommodate at least one year-round emergency shelter that is adequate to accommodate the unhoused need in the unincorporated county. Emergency shelters will be subject to objective standards, as allowed by Government Code Section 65583(a)(4)(B) to address:
i. The maximum number of beds or persons permitted to be served nightly by the facility.
ii. Sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone. iii . The size and location of exterior and interior onsite waiting and client intake areas.
iv. The provision of onsite management.
v. The proximity to other emergency shelters, provided that emergency shelters Housing Element Housing Plan 1 Page HP -20

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element are not required to be more than 300 feet apart.
vi. The length of stay.
vii. Lighting.
viii. Security during hours that the emergency shelter is in operation.

Responsible Agency: Planning Department
Funding: General fund
Program Objectives: Update the Development Code consistent with state and federal regulations.

Schedule: April 2025
Promote Equal Housing Opportunities

16. Fair Housing Policy Procedures
The City will maintain a listing of fair housing groups serving Riverside County and refer fair housing -related complaints to these groups. Fair housing policy procedures will be made available at City Hall, on the City's website and advertised in the City Newsletter on a periodic basis.

Responsible Agency:

Financing:

Program Objectives:

Schedule:

Community Development Department
General Fund
appropriate organizations. Provide information and brochures regarding fair housing/equal housing opportunity requirements with links to the City website; act as a liaison between the public and appropriate agencies in matters concerning housing
discrimination within the City and refer discrimination complaints to the appropriate agencies, specifically the Fair Housing Council of Riverside County (FHCRC).

Provide information by December 2023 and review annually to ensure that any materials, links, and info provided are currentlJpdatc information provided at public countcrs and on the City's wcbsitc at I ast annually; °Ongoing implementation and traekingreporting
Housing Element Housing Plan 1 Page HP -21

City of Indian Wells 2021-2029 Adopted Housing Element

17. Section 8 Housing Choice Vouchers
The County of Riverside currently administers the Section 8 Rental Assistance program on behalf of the City. Based on future congressional appropriations, the County Housing Authority will apply for additional funding which will enable the Housing Authority to administer additional vouchers for families, elderly, and persons with disabilities over the Housing Element planning period. While the City is not authorized to administer a Section 8 program, the City will continue to provide referral services on behalf of the County and disseminate information to City residents. Qualified residents at both of the City's affordable housing properties (Indian Wells Villas and Mountain View Villas) currently use Section 8 rental assistance.

According to the County Housing Authority, in 2022 a total of —34 Housing Vouchers were provided to Indian Wells residents including 10 elderly and disabled individuals, —24 seniors, —and two veterans)
and Continuum of Care (homeless) vouchers.

Responsible Agency:

Financing:

Program Objectives:

Schedule:

County of Riverside
HUD
Provide information on Section 8 Housing Choice Vouchers at City Hall and on the City's website and refer 100% of inquiries to the County of Riverside; cGontinue to coofpeerate with the County of Riverside to continue to assist —34 households annually, and expand assistance by 5%, particularly to seniors (i.e. conserve and expand households receiving
vouchers/property owners participating in program; -work with the City's fair housing services provider to encourage property owners to participate in the Housing Choice Vouchers Program - Share information regarding the Section 8 program online and/or in hard copy at least annually; oGngoing implementation and reporting

18. Support for Persons Experiencing Homelessness
The City will coordinate with the County of Riverside, the Coachella Valley Associations of Government, adjacent jurisdictions and local non -profits and service providers to address the needs of persons experiencing homelessness in the Coachella Valley.

Responsible Agency:

Financing:

Program Objectives:

Schedule:

Community Development Department
General Fund
Address issues of homelessness
Ongoing Meet at least annually with key organizations and stakeholders involved in addressing the needs of persons experiencing homelessness in the Coachella Valley; provide a presentation to the City Council following annual meetings.

Housing Element Housing Plan 1 Page HP -22

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element

19. Support for Persons with Developmental Disabilities The City shall support the ability of persons with developmental disabilities to live in integrated community settings by coordinating with the Inland Regional Center to identify the housing needs of persons served by the Center, promote opportunities for supportive living services and support efforts to eliminate barriers to housing for persons with developmental disabilities.

Responsible Agency: Community Development Department
Financing: General Fund
Program Objectives: Adequate housing for persons with developmental disabilities Schedule: Ongoing Meet with the Inland Regional Center at least annually to discuss the needs of persons with developmental disabilities; provide information on the City's website and in hard copy at City Hall by October 2022; update information at least annually; proactively advertise available resources using the City website and other media platforms; proactive outreach to non-profit developers at least bi-annually.

20. Affirmatively Furthering Fair Housing Ou` Coordination Program To comply with California Government Code Sections 8899.50, 65583(c)(5), 65583(c)(10), 65583.2(a) (AB 686), the City will develop a plan to Affirmatively Further Fair Housing (AFFH).

The AFFH Plan shall take actions to address significant disparities in housing access and needs for all persons regardless of race, color, religion, sex, gender, sexual orientation, marital status, national origin, ancestry, familial status, source of income, or disability, and any other characteristic protected by the California Fair Employment and Housing Act (Part 2.8, commencing with Section 12900, of Division 3 of Title 2), Government Code Section 65008, and any other state and federal fair housing and planning law. Specific actions include:

Fair Housing Education and Outreach [Addresses Moderate Priority Contributing Factor) • In conjunction with the City's comprehensive General Plan Update and Lift to Rise, educate the community on what affordable/attainable housing means and who it benefits.
• Annual training of City staff, including through coordination with local advocacy groups or the Fair Housing Council of Riverside County, on how to receive, log, refer, and follow-up on fair housing complaints. If resolution was not obtained for any complaints, refer complaint to HCD to ensure that affordable housing laws are actively enforced. • Biennial fair housing update to the City Council.
• Meet with developers annually to identify special housing needs in the City (i.e., housing for seniors or persons with disabilities) and encourage development of special needs housing that accesses the population of Indian Wells.
• Meet with disability service providers, including Desert Arc, to identify whether there is unmet demand anywhere in the City by March 20242. If an unmet demand is realized, work with providers to secure funding to expand services by March 20253. • Require, provide incentives and utilize other strategies to promote affirmatk e
marketing plans in all new developments. The affirmative marketing plan will consider regional housing registries and ensure marketing materials for new developments are Housing Element Housing Plan 1 Page HP -23

City of Indian Wells 2021-2029 Adopted Housing Element
designed to attract renters and buyers of diverse demographics, including persons of any race, ethnicity, income, disability and familial status. • Implement Program 4516: Fair Housing Policy Procedures Housing Mobility Enhancement
• Work with local organizations and non -profits to encourage, expand, and publicize fair housing requirements as part of programs that provide rental assistance to lower income households.
• Actively recruiting residents from neighborhoods of concentrated poverty to serve or participate on boards, committees, and other IocaI government bodies as positions are made available due to the regular appointment process or vacancies. • Provide education to the community on the importance of participating in the planning and decision -making process and completing Census questionnaires. • Continue to implement the City's Development Code which allows for urban lot splits and duplexes under the parameters of SB 9, thereby allowing for expanded housing supply in single-family zones. In coordination with research being conducted at the State level, evaluate and pursue opportunities to incentivize and provide funding assistance for homeowners to provide affordable units under SB 9. • Coordinate with the Riverside County Housing Authority in 2024 about utilizing a mobility counseling program in Indian Wells. This program would market landlords and property owners and inform Housing Choice Voucher holders about their residential options in areas throughout the City and provides holistic support to voucher holders seeking to move to areas outside of focus. Through landlord outreach and mobility counseling, the City's goal will be to increase Housing Choice Vouchers by 5% and through implementation of the City's Development Code urban lot split provisions, seek to integrate at least two units annually in areas outside of focus areas. • Accessibility Improvements: Research and pursue funding opportunities at least every other year to make accessibility improvements to homes and community infrastructure. • Implement Program 8: Accessory Dwelling Units
• Implement Program 11: Monitoring Reasonable Accommodation Procedures • Implement Program 3718: Support for Persons Experiencing Homelessness Implement Program 1819: Support for Persons with Developmental Disabilities •
New Housing Choices (Addresses High Priority Contributing Factors) • Develop incentives or other strategies to promote housing choices and affordability in all development throughout the City.
• Implement Program 3: Production of New Housing Units
• Implement Program 5: General Plan Update
• Implement Program 6: Evaluate Alternative Funding and Financing Mechanisms • Implement Program 9: Public Property Conversion to Affordable Housinglm-p-lemmen-t Program 8: Accessory Dwelling Units
Place -Based Strategies for Community Preservation and Revitalization • On an ongoing basis, and at least annually, review land use and planning proposals to ensure that the City is replacing segregated living patterns with integrated and Housing Element Housing Plan 1 Page HP -24

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element

CALIFORNIA
balanced living patterns, where applicable and feasible, and working to transform racially and ethnically concentrated areas of poverty into areas of opportunity without displacement.
• Implement Program 1: Rehabilitation
• Implement Program 2: Preservation of At -Risk Units
Implement Program 20: Grccn Building Program
Displacement Protection
Target community revitalization efforts to areas with lower opportunities levels and develop strategies to enhance mobility and reduce displacement • Implement Program 2: Preservation of At Risk Units
• Implement Program 7: Replacement of Affordable Units
• Implement Program 167: -Section 8 Housing Choice Vouchers Implement Program 9: Public Property Conversion to Affordable Housing As shown in Table 1, the City intends to complete the necessary actions to meet the State AFFH requirements. These actions are integrated into the Housing Plan for the overall 6th Cycle Housing Element with the specialized timeframes for expedited implementation. The rationale for identifying these actions is to ensure they are implemented in a timely manner to better serve the Indian Wells community. These actions are intended to alleviate the main issues identified in the AFFH analysis and the City intends to implement these and all the programs outlined above during the 2021-2029 planning period. In addition, the City intends to monitor the AFFH actions on an annual basis in conjunction with the preparation of the Annual Progress Report (APR) to ensure the goals are being met. If any action items are not being achieved, the City will adjust its metrics, timeframes, and commitments as necessary to ensure it meets its AFFH goals.

In tcgra tion/Scgrcga tion
h using requirements as part f pr grams that pr vide rental assistance t I wer income households.
revi
a -n4
balanced living patterns, where applicable and feasible, and w rking t transform racially and ethnically c ncentrated areas f p verty int areas f pp rtunity with ut Assess to Opportunity
participate n b ards, c mmittees, and ther I cal g vernment b dies as p siti ns are made available due t the regular app intment pr cess r vacancies. and decisi n making pr cess and c mpleting Census questi nnaires.

Housing Element Housing Plan 1 Page HP -25

City of Indian Wells 2021-2029 Adopted Housing Element
Responsible Agency:

Financing:

Program Objectives:

Timing:

Community Development Department; Housing Rights Ccntcr.

General Fund, CDBG, grant fundings
Facilitate equal and fair housing opportunities by implementing measures to affirmatively further fair housing and opportunities for all persons regardless of race, religion, sex, age, marital or familial status, ancestry, national origin, color, disability, or other protected characteristics through actions identified in Table 1.Improvc fair housing opportunities and response to complaints through implementing above actions. Follow up on 100% of complaints.

Ongoing implementation and annual monitoring and reporting throughout the planning period; see individual actions and supporting programs for specific commitments, geographic targeting, discrete timelines, and metrics id geographic targetsas summarized in Table 1.

Housing Element Housing Plan 1 Page HP -26

INDIAN WELLS
TABLE 1: FAIR HOUSING PROGRAM ACTION ITEMS
LFair Housing Education and Outreach
Education and Outreach
Fair Housing Services
Reduce fair housing discrimination resulting from
a lack of local fair housing education, outreach,
and/or resources.

Fair Housing Policy Procedures (Program 16)
City of Indian Wells 2021-2029 Adopted Housing Element
• Train City staff, including
through coordination with local
advocacy groups or the Fair
Housing Council of Riverside
County, on how to receive,
log, refer, and follow-up on fair
housing complaints:
• Meet with developers to
identify special housing needs
in the City (i.e. housing for
seniors or persons with
disabilities) and encourage
development of special needs
housing;
• Meet with disability service
providers. including Desert
Arc, to identify whether there
is unmet demand anywhere in
the City;
• Require, provide incentives,
and utilize other strategies to
promote affirmative marketing
plans in all new developments,
which are designed to attract
renters and buyers of diverse
demographics, including
persons of any race, ethnicity,
income, disability, and familial
status.
• Medium
priority/ June
2024
• Citywide
• Provide annual fair
housing training to
City staff;
• Provide biannual fair
housing update to
City Council;
• Increase the number
of meetings with
developers annually
in order to advocate
for special needs
housing by 50%;
• Meet with disability
service providers by
March 2024, and if
an unmet demand is
realized, work with
providers to secure
funding to expand
services by March
2025.
• Provide information and
brochures regarding fair
housing/equal housing
opportunity requirements with
links to the City website;
• Medium
priority/ June
2024 Element
adoption
• Citywide
• Provide information
(2023) and review
annually to ensure
that any materials,
links, and info
provided are current.

Housing Element Housing Plan I Page HP -27

City of Indian Wells 2021-2029 Adopted Housing Element
• Act as a liaison between the
public and appropriate
agencies in matters
concerning housing
discrimination within the City
and refer discrimination
complaints to the appropriate
agencies, specifically the Fair
Housing Council of Riverside
County (FHCRC).
• Increase the number
of electronic posts to
advertise fair
housing issues by
20%.

Housing Mobility Enhancement
Accessory Dwelling Units
(ADUs)
Accessory Dwelling Units (Program 8)
Encourage the development of ADUs throughout
the City, and especially on the west side, to
expand housing opportunities for all income
levels (particularly lower and moderate -income
households) and special needs groups.
• Update the City's ADU
Ordinance.
• Monitor State law for future
updates to ADU regulations
and update the ADU
Ordinance as needed;
• Monitor the production and
affordability of ADUs biannually
to ensure the City is meeting
the assumption of 3 ADUs per
year as outlined in this Housing
Element;
• Evaluate methods to
encourage ADU development
and adopt appropriate policies,
procedures, and regulatory
provisions
• Continue educating the
community on the opportunity
to develop ADUs and promote
the development of ADUs
affordable to lower -income
households;
• Continue to promote ADUs on
the City's website and at public
• High priority/ • Citywide; target
October 2023 marketing in
higher
opportunity areas
and on west side
of the City
• Update ADU
Ordinance by
October 2023,
• Perform biennial
review of ADU
production and
affordability, and if
production is not
consistent with
Housing Element
projections, act
within 6 mons to
maintain ability to
accommodate
remaining RHNA by
income lever
• Identify additional
methods to
encourage ADU
production
(ongoing);
• Research ADU
loan/grant program
by June 2024 and
establish a pilot
program by June
Housing Element Housing Plan 1 Page HP -28

INDIAN WELLS
Reasonable Accommodations
City of Indian Wells 2021-2029 Adopted Housing Element
counters;
• Research the development of a
program that would provide low
interest loans and grants to
homeowners with household
incomes of up to 80% of AMI to
develop ADUs with affordability
restrictions on their property.
2025:
• Achieve two deed
restricted ADUs
annually.

Monitoring Reasonable Accommodation
Procedures (Program 11)
• Review and revise reasonable
accommodation procedures if
needed.
• High priority/
June 2024
• Citywide
• Ongoing provision of
reasonable
accommodations.
• Evaluate 100% of
reasonable
accommodation
requests consistent
with all applicable
laws and
regulations.

Homeless Assistance
Support for Persons Experiencing Homelessness
(Program 18)
• Coordinate with key
organizations and stakeholders
involved in addressing
homelessness in the Coachella
Valley.
• High priority/
June 2024
• Citywide and
regionally (note
that the 2020 PIT
Count identified
only one person
in the City
experiencing
homelessness)
• Meet annually with
organizations and
stakeholders
involved in
addressing
homelessness;
• Provide annual
presentation to the
City Council on
homelessness in the
region.
• Support regional
programs and
actions that address
the needs of
Housing Element Housing Plan 1 Page HP -29

City of Indian Wells 2021-2029 Adopted Housing Element
persons
experiencing
homelessness with
the goal of
increasing the
number of persons
in the reqion
receiving services by
5%
Support for Persons with Support for Persons with Developmental • Promote opportunities for Disabilities Disabilities (Program 1-819) supportive living services and support efforts to eliminate
barriers to housing for persons
with developmental disabilities
• Provide information on the City
website and at City Hall,
• Proactively advertise available
resources on the City website
and other media platforms.,
• Conduct outreach to non-profit
developers.
• High priority/
June 2024
• Citywide
• Meet annually with
the Inland Regional
Center to discuss
the needs of
persons with
developmental
disabilities:
• Increase the number
of educational flyers,
electronic posts, and
other methods of
communication
regarding
opportunities for
persons with
developmental
disabilities by 25%
• Conduct annual
outreach to non-
profit developers.

New Housing Choices and Affordability in Higher Opportunity Areas Housing Element Housing Plan 1 Page HP -30

INDIAN WELLS
City of Indian Wells 2021-2029 Adopted Housing Element
Provide Housing Opportunities
in Higher Opportunity Areas for
all Members of the Community
Provide Housing Opportunities
in Higher Opportunity Areas for
all Members of the Community
Production of New Housing Units (Shortfall
Program) (Program 3)
General Plan Update (Program 5)
• Expand the locations for
higher -density affordable
housing development
throughout the City,
• Encourage residential
development in areas of
highest TCAC opportunity,
• Encourage the development of
affordable housing on religious
lands;
• Continue to implement the
Development Code to allow for
urban lot splits throughout the
City and promote opportunities
throughout the City but
especially on the west side;
• Encourage the development of
vacant sites zoned for
residential uses in the City's
existing single-family
neighborhoods.
• High priority/
October 2024
• Citywide
• Update General
Plan and Zoning
Code to establish
the Housing
Opportunity Site
Overlay in order to
accommodate
remaining RHNA of
110 units by October
15, 2024.
• Identify available
funding for housing
development
annually, and
distribute information
to the development
community;
• Update City website
to highlight
incentives and
flexibility in
development
standards by
October 2023.
• Identify vacant and
underutilized sites in the City
suitable for residential
development and make this
information publicly available
by posting to the City's
website,
• Evaluate the viability of
creating a new land use
designation to allow for
densities higher than currently
allowed under the City's
existing Medium -High Density
• High priority/
April 2025
• Citywide
• Prepare and adopt
new development
standards to support
implementation of
the land use
designation within
12 months of
General Plan
adoption.
• Set the zoning
designation(s) in
place to
accommodate the
Housing Element Housing Plan 1 Page HP -31

City of Indian Wells 2021-2029 Adopted Housing Element
Provide Housing Opportunities
in Higher Opportunity Areas for
all Members of the Community
Residential Zone
development of the
City's remaining
RHNA of 110 units.

Surplus Land
Evaluate Alternative Funding and Financing
Mechanisms (Program 6)
Public Property Conversion to Housing
Program/City-owned Sites (Program 9)
• Collaborate with private, non-
profit, state, and federal
entities to investigate
alternative methods for fundinc
and financing construction of
new housing units and
rehabilitation and preservation
of existing units.
• Medium
priority/ June
2024
• Target funding for
affordable
housing
developments in
higher
opportunity
areas, areas with
highest
concentrations of
LMI households,
and along transit
corridors.
• Evaluate alternative
funding and
financing
mechanisms by
December 31, 2023;
• Develop strategy by
June 30, 2024;
• Review and update
strategy biannually,
• Strive to achieve
funding to support
the development of
at least 99
affordable units
during the planning
period.
• Maintain a list of surplus City -
owned lands for the duration of
the planning period,
• Collaborate with affordable
housing developers to explore
opportunities to develop
affordable housing on City -
owned lands.
• High priority/
June 2024
• Citywide on
property owned
by the City.
• Support the
development of at
least 99 affordable
units at City -owned
sites during the
planning period.

Place -Based Strate• ies for Community eservation and Revitalization Public Investment in Specific
Neighborhoods, Including
Services and Amenities
Rehabih; tior rogram 1)
Facilitate assistance for properties in need of
minor repairs.
• Refer property owners to
applicable agencies/
organizations for rehabilitation
assistance;
• Prepare and distribute "Good
Neighbor Guide" on
maintaining a property in good
condition:
• Medium
priority/
December
2023
• Citywide with
focus on census
tracts with
highest
concentrations of
LMI households.
• Prepare and
distribute "Good
Neighbor Guide" to
100% of residents
by December 2023,
• Annual outreach to
nonprofit
Housing Element Housing Plan 1 Page HP -32

INDIAN WELLS
Public Investment in Specific
Neighborhoods. Including
Services and Amenities
IDisplacement Protection
Preservation of At -Risk Units (Program 2)
City of Indian Wells 2021-2029 Adopted Housing Element
• Update funding and resource
information to address
common minor repairs on the
City's website,
• Proactively reach out to
nonprofit organizations to
solicit support in helping to
perform minor repairs.
organizations;
• Encourage the
rehabilitation of 4
homes per year (32
during the planning
period) distributed
across lower and
moderate -income
households.

Preserve the community's affordable housing
stock.

Maintaining Affordable Housing Replacement of Affordable Units (Program 7) Inventory
• Monitor affordable projects at
risk of converting to market
rate.
• Identify nonprofit organizations
as potential purchasers/
managers of at -risk housing
units.
• Explore funding sources
available to preserve the
affordability of protects at risk
of converting to market rate or
to provide replacement units;
• Assist qualified tenants to
apply for priority status on the
Housing Choice Vouchers
Program immediately should
the owners of an at -risk project
choose not to enter into
additional restrictions.
• For all project applications,
identify need for replacement
of affordable housing units and
ensure replacement, if
required, occurs.
• Medium
priority/
December
2025
• Medium
priority/April
2024
• Citywide with
focus on census
tracts with
highest
concentrations of
LMI households.
• Monitor at -risk units
annually;
• Identify nonprofit
organizations as
potential purchasers/
managers of at -risk
housing units
(2025);
• Explore funding
sources available to
preserve the
affordability of at -risk
projects (2025).
• Conserve 100% of
the community's
affordable housing
stock.
• Citywide, • Ongoing
depending on implementation and
location of annual monitoring
development and reporting
project. throughout the
planning period.

Housing Element Housing Plan 1 Page HP -33

City of Indian Wells 2021-2029 Adopted Housing Element
• Require 100% of
affordable units are
replaced, if required.

Housing Choice Vouchers
(Rental Assistance)
Section 8 Housing Choice Vouchers (Program
1-617)
Promote the Housing Choice Vouchers Program
administered by the County, with a particular
emphasis on promoting the program to the City's
special needs populations.
• Provide information on
Housing Choice Vouchers at
City Hall and on the City's
website;
• Cooperate with the County of
Riverside to continue to assist
34 households annually, and to
expand assistance;
• Refer 100% of inquiries to the
County of Riverside
• Work with the City's fair
housing services provider to
encourage property owners to
participate in the Housing
Choice Vouchers Program.
• Medium
priority/ April
2025
• Increase the
number of
voucher
assistance
recipients in
higher
opportunity
areas;
• Target education
and marketing
efforts throughout
the community
with an emphasis
on higher
opportunity
areas.
• Expand voucher
assistance by 5%
during the planning
period, particularly to
seniors.

Housing Element Housing Plan 1 Page HP -34

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element Energy Conservation

21. Green Building Program
The City will continue to support the development of green building practices in housing and sustainability programs by participating in the CVAG Green for Life Program and evaluate the feasibility of implementing local policies and programs consistent with the CVAG Green Building Program and the City's Climate Action Plan.

Responsible Agency: Community Development Department
Financing: General Fund; grant programs, as available
Program Objectives: Promote energy conservation and green building.

Timeline: Implementation throughout the planning period Housing Element Housing Plan 1 Page HP -35

City of Indian Wells 2021-2029 Adopted Housing Element

4. Quantified Objectives
State law requires the Housing Element to include quantified objectives for the maximum number of units that can be constructed, rehabilitated or conserved. Policies and programs in the Housing Element establish the strategies to achieve these objectives. The City's quantified objectives are described under each program, and represent the City's best effort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land availability, and future programs that will enhance program effectiveness and achieve full implementation of the City's housing goals.

The new construction objectives shown in the table below represent a portion of the City's overall RHNA for the 2021-2029 planning period for all income levels. The objective identified for each income level is based on historic trends and patterns of development; units affordable to lower -income households are historically more difficult to develop due to extremely limited available funding for affordable housing projects. Moderate- and above -moderate income units are more likely to be developed by the private market.

The table below summarizes the City's quantified objectives for housing during the 2021-2029 planning period.

TABLE 2: QUANTIFIED HOUSING OBJECTIVES: 2021-2029
New
Construction
Rehabilitation
Conservation/
Preservation
Extremely Low Income
30 -4
N/A
Very Low Income
80 12-
31 Low Income
72 -10
4579
(inc. 34 units used
for Housing Choice
Vouchers)
Moderate Income
54 -6
13 Above Moderate Income
93 -
All Existing Units
Total
319
32 89-123 Existing
Affordable Units;
All Existing Above -
Moderate Units
Housing Element Housing Plan 1 Page HP -36

GENERAL PLAN 2040
PART 2

BACKGROUND REPORT
k

INDIAN WELLS

CALIFORNIA

e)‘

INDIAN WELLS

CONTENTS
City of Indian Wells 2021-2029 Adopted Housing Element

1. INTRODUCTION 5

2. ACCOMPLISHMENTS UNDER 5TH CYCLE HOUSING ELEMENT 7
2A. Review of 2013 Housing Element 7
2B. Housing Production During 5th Cycle RHNA Period 7
2C. Appropriateness and Effectiveness of 2013 Housing Element 8

3. HOUSING NEEDS ASSESSMENT 13
3A. Introduction and Background 13
3B. Population Trends and Characteristics 13
3C. Household Characteristics 17
3D. Income 19
3E. Housing Characteristics 22
3F. Housing Costs 25
3G. Future Housing Needs 31
3H. Special Needs Groups 32
3I. Units at Risk of Conversion 41
31 Estimates of Housing Need 43

4. CONSTRAINTS 45
4A. Governmental Constraints 45
4A.1 Land Use Controls 45
4A.2 Development Review Process 56
4A.3 Development Fees 62
4B. Non -Governmental Constraints 65
4C. Environmental Constraints 67
4D. Infrastructure Constraints 68

5. HOUSING RESOURCES 70
5A. Regional Housing Needs Allocation (RHNA) 70
5B. Progress Towards the RHNA 70
5C. Strategy to Accommodate Remaining RHNA 73
5D. Financial Resources 80
5E. Administrative Resources 82
5F. Energy Conservation Opportunities 82
5G. Consistency with the General Plan 83

6. AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH) ANALYSIS 84 6A. Outreach 84
6B. Assessment of Fair Housing Issues 87
6C. Analysis of Contributing Factors 111
TABLES
Table 2-1: Regional Housing Needs Allocation - 5th Cycle Progress 7 Table 2-2: Evaluation of the 2013 Indian Wells Housing Element Programs 10 Table 3-1: Population Trends - Neighboring Jurisdictions 14 Table 3-2: Population by Age (2018) 14
Table 3-3: Race and Ethnicity (2018) 15
Table 3-4: Job Growth and Employment Status 15
Table 3-5: Jobs by Industry (2018) 16
Table 3-6: Jobs by Occupation (2018) 16
Housing Element Background Report 1 Page BR -1

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element Table 3-7: Travel Time to Work (2018) 17
Table 3-8: Commute Method (2018) 17
Table 3-9: Households by Tenure and Age (2018) 18
Table 3-10: Household Size by Tenure (2018) 19
Table 3-11: Median Household and Per Capita Income 19
Table 3-12: Household Income for All Households and by Tenure (2018) 20 Table 3-13: Households by Income Group (2017) 20
Table 3-14: Occupations with Wages for Extremely Low -Income Households (2020) 21 Table 3-15: Housing Stock by Type and Vacancy (2020) 22 Table 3-16: Vacancy by Type (2018) 23
Table 3-17: Housing Stock Conditions (2018) 23
Table 3-18: Overcrowding by Tenure (2018) 24
Table 3-19: Household Size by Tenure (2018) 25
Table 3-20: Number of Bedrooms by Tenure (2018) 25
Table 3-21: Homes for Sale (May 2021) 25
Table 3-22: Rental Costs According to the US Census (2018) 26 Table 3-23: Actual Rental Rates by Number of Bedrooms 27 Table 3-24: State Income Limits — Riverside County (2021) 27 Table 3-25: Housing Affordability by Income Group 28
Table 3-26: Households by Income Level and Overpayment (2017) 30 Table 3-27: Deed Restricted Affordable Housing Units 31 Table 3-28: Regional Housing Needs Allocation — 6th Cycle 31 Table 3-29: Senior Population and Households (2010 & 2018) 32 Table 3-30: Householder Age by Tenure (2018) 33
Table 3-31: Disabilities by Disability Type (2018) 34
Table 3-32: Disabled Persons by Employment Status (2018) 35 Table 3-33: Developmentally Disabled Persons by Residence Type (2018) 35 Table 3-34: Facilities and Services for Disabled Persons 36 Table 3-35: Median Income By Household Size (2019) 37
Table 3-36: Household Size versus Bedroom Size by Tenure (2018) 37 Table 3-37: Families and Female Householder with Children Under 18 (2018) 38 Table 3-38: Homeless Facilities (2020)* 40
Table 3-39: Facilities and Services for the Homeless 41 Table 3-40: Summary of at -Risk Subsidized Housing Units 41 Table 3-41: Qualified Entities in Riverside County, 2021 43 Table 3-42: Summary of Needs 44
Table 4-1: General Plan Residential Land Use Designations 46 Table 4-2: Residential Development Standards — 47
Table 4-3: Permitted Residential Uses by Zone 48
Table 4-4: Basic Residential Development Standards 54
Table 4-5: Residential Parking Requirements 55
Table 4-6: Typical Permit Processing Times and Reviewing Body 57 Table 4-7: Development Project Processing Fees (Effective 07/01/2021) 63 Table 4-8: Total Processing and Fees for Typical Single- and Multi -Family Units 64 Table 5-1: RHNA 2021-2029 70
Table 5-2: Credits Towards the RHNA 72
Table 5-3: Remaining RHNA 73
Table 5-4: RHNA Site Inventory 76
Table 6-1: Compliance with Fair Housing Laws 90
Table 6-2: Racial/Ethnic Dissimilarity Trends 93
Table 6-3: Demographic Trends 94
Table 6-4: Median Household Income 98
Housing Element Background Report 1 Page BR -2

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element Table 6-5: Domains and List of Indicators by Factors 99 Table 6-6: Opportunity Resource Levels by Census Tract 99 Table 6-7: Fair Housing Contributing Factors 111

FIGURES
Figure 3-1: Median Home Sales Price 26
Figure 5-1: Housing Sites 78
Figure 6-1: Census Tract Boundaries 113
Figure 6-2: Diversity Index by Census Block Group 2018 115 Figure 6-3: Diversity Index by Census Block Group 2010 117 Figure 6-4: Diversity Index by Census Block Group - Countywide 119 Figure 6-5: Proportion of Population with Disabilities by Census Tract 121 Figure 6-6: Proportion of Population with Disabilities by Census Tract - Countywide 123 Figure 6-7: Percent of Population 18 Years and Over in Households Living with Spouse 125 Figure 6-8: Percent of Population 18 Years and Over in Households Living with Spouse - Countywide 127 Figure 6-9: Percent of Children in Married Couple Housholds 129 Figure 6-10: Percent of Children in Married Couple Housholds - Countywide 131 Figure 6-11: Female -Headed Households by Proportion of Children Present by Census Tract 133 Figure 6-12: Female -Headed Households by Proportion of Children Present by Census Tract - Countywide 135
Figure 6-13: Proportion of Senior Residents by Census Tract 137 Figure 6-14: Proportion of Senior Residents by Census Tract - Countywide 139 Figure 6-15: Median Household Income by Block Group 141 Figure 6-16: Median Household Income by Block Group - Countywide 143 Figure 6-17: Very Low and Low Income Population 145
Figure 6-18: Very Low and Low Income Population - Countywide 147 Figure 6-19: Ethnicity Analysis - Racial Concentrations 149 Figure 6-20: Ethnicity Analysis - Racial Concentrations - Countywide 151 Figure 6-21: TCAC Economic Score by Census Tract 153
Figure 6-22: Job Proximity Index by Block Group 155
Figure 6-23: TCAC Educational Score by Census Tract 157 Figure 6-24: TCAC Environmental Score by Census Tract 159 Figure 6-25: TCAC Opportunity Areas by Census Tract 161 Figure 6-26: Overcrowded Households 163
Figure 6-27: Overcrowded Households - Countywide 165
Figure 6-28: Cost -Burdened Renter Households by Census Tract 167 Figure 6-29: Cost -Burdened Owner Households by Census Tract 169 Figure 6-30: Cost -Burdened Renter Households by Census Tract - Countywide 171 Figure 6-31: Cost -Burdened Owner Households by Census Tract - Countywide 173 Figure 6-32: Sensitive Communities 175
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INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element

1. Introduction
The City of Indian Wells, incorporated in 1967, is located in the western Coachella Valley in Riverside County.

Indian Wells is bounded by Palm Desert on the north and west, La Quinta on the east, and unincorporated County lands to the south. The southern city limits include a portion of the Santa Rosa Mountains, an area which is designated as open space. The area is bisected by Highway 111 which provides regional access.

Indian Wells has a population of 5,403 (Department of Finance, 2020) and is approximately 15 square miles in size. The City's Sphere of Influence is coterminous with its boundary.

The City is a world-renowned resort destination with a strong tourism market; resort hotel properties, restaurants, and general retail centers are the three primary economic components of the tax base. Residents of Indian Wells enjoy a high quality of life with an abundance of recreation facilities and amenities.

State Housing Law (Government Code Section 65583) requires that a "housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory -built housing, and mobile homes, and shall make adequate provision for the existing and projected needs of all economic segments of the community." This report is an update of the City's 2013- 2021 Housing Element (5th Cycle), adopted in November 2013.

The assessment and inventory must include all of the following:
• Analysis of population and employment trends, documentation of projections, and a quantification of the locality's existing and projected housing needs for all income levels. Such existing and projected needs shall include the locality's share of the regional housing need in accordance with Section 65584 of the Government Code.
• Analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. • An inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and city services to these sites.
• Analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and permit procedures, and any locally adopted ordinances that directly impact the cost and supply of residential development. • Analysis of potential and actual non -governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, requests to develop housing at densities below the minimum densities in the inventory of sites, and the length of time between receiving approval for a housing development and submittal of an application for building permits that hinder the construction of a locality's share of the regional housing need.
• Analysis of any special housing needs, such as those of the elderly, disabled, including developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter.

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INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element • Analysis of opportunities for energy conservation with respect to residential development. • Analysis of existing assisted multifamily rental housing developments that are eligible to change from low-income housing to market -rate during the next 10 years.

The Background Report of this housing element identifies the nature and extent of Indian Wells' housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, and energy conservation opportunities. By examining the City's housings, resources, and constraints, the City can then determine a plan of action for providing adequate housing. This plan is presented in the Housing Plan, which is the policy component of the Housing Element. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

Since the update of the City's last Housing Element, statutory changes have occurred that must be included in the 2021-2029 Indian Wells Housing Element (6th Cycle). These laws have been incorporated in the appropriate sections throughout this Background Report as well as in its accompanying Policy Document.

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INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element

2. Accomplishments Under 5th Cycle Housing Element
The following section reviews and evaluates the City's progress in implementing the 2013 Housing Element.

It reviews the results and effectiveness of programs, policies, and objectives from the previous Housing Element planning period, which covered 2013 through 2021. This section also analyzes the difference between projected housing need and actual housing production. 2A. Review of 2013 Housing Element
The 2013 Housing Element program strategy focused on the accomplishment of policies and implementation of programs to ensure adequate housing sites, to encourage the production of new housing, including affordable and special needs housing, to encourage the maintenance and preservation of existing housing, to remove various constraints to housing, including housing for special needs populations, and to encourage fair housing and non-discrimination. The 2013 Housing Element identified the following goals:
• Goal IIB1: Conserve and improve the condition of the existing housing stock. • Goal IIB2: Support and encourage the development of housing affordable for all income segments of the population.
• Goal IIB3: Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement and development of housing. • Goal IIB4: Promote housing opportunities for all persons regardless of race, religion, sex, age, marital status, familial status, ancestry, national origin, color, source of income, sexual orientation, or any other arbitrary factors. • Goal IIBS: Encourage energy conservation in new and existing housing stock. 2B. Housing Production During 5th Cycle RHNA Period
The City's 5th Cycle Housing Element specifically addressed housing needs for Indian Wells from October 15, 2013 through October 15, 2021, in line with the Regional Housing Needs Allocation (RHNA) planning period adopted by the Southern California Association of Governments (SCAG).

Table 2-1 shows the total number of housing units built in the City during the 5th RHNA cycle to date and compares these units with the units required to be accommodated under the Regional Housing Needs Allocation. Housing development in Indian Wells during the 5th cycle exceeded the City's RHNA allocation, however all new development (309 units) during the prior planning period was in the above -moderate income category.

TABLE 2-1: REGIONAL HOUSING NEEDS ALLOCATION - 5TH CYCLE PROGRESS Status
RHNA Allocation
Built
Remaining Allocation
Extremely
Low
20 0
20 Very Low
20 0
20 Low
27 0
27 Moderate
Above
Moderate
31 0
31 62
309
0 TOTAL
160
309
98 Sources: City of Indian Wells 2013 Housing Element; 2019 General Plan Annual Progress Report Housing Element Background Report 1 Page BR -7

INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element 2C. Appropriateness and Effectiveness of 2013 Housing Element The overarching goals and policies of the 2013 Housing Element continue to be appropriate to encourage the City's housing goals. While the majority of goals, policies, and programs included in the 2013 Housing Element continue to be appropriate to address the City's housing needs, the Housing Plan will be updated to provide clearer guidance and more specific direction to encourage affordable and special needs housing. The Housing Plan will also be updated to streamline programs so that they are easier for staff to implement and to include a matrix of programs that includes timing to make it easier to identify the applicability and timing of programs. In order to improve the ease of use of the Housing Plan, the housing programs will be presented as a user-friendly table.

As discussed in Table 2-2, most housing programs have been effective or are necessary. The intent of these programs will be kept in the Housing Plan, with revisions to address identified specific housing needs, constraints, or other concerns identified as part of this update, and to affirmatively furthering fair housing.

The City implemented many of the housing programs in the last several years and anticipates that these changes will further encourage affordable and special needs housing.

The Housing Plan included in this 2021-2029 Housing Element includes modifications to make programs more effective, clarify objectives, and ensure that the programs are implementable. See the Housing Plan for the goals, policies, and programs of this Housing Element.

While the City took a number of significant steps to promote housing during the prior planning period, the experience of most communities throughout the state demonstrates that it is very difficult for local governments to meet their fair share housing goals for lower and moderate -income housing when working alone. All cities, including Indian Wells, have limited financial and staffing resources and require substantial state and/or federal assistance, which is not available at the levels necessary to support the City's housing needs, as well as the technical assistance of area non-profit housing developers and agencies.

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INDIAN WELLS City of Indian Wells 2021-2029 Adopted Housing Element

CUMULATIVE EFFORTS TO ADDRESS SPECIAL HOUSING NEEDS
Government Code Section 65588 requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community's special housing needs (e.g., low income households, elderly, persons with disabilities, large households, female headed households, farmworkers, and persons experiencing homelessness). As shown in Table 2-2, during the 2014-2021 RHNA period, the City worked diligently to continuously promote housing for special needs groups in a variety of ways by:
• Continuing to permit emergency shelters in accordance with State law and providing resources to persons seeking shelter;
• Assisting low income and elderly residents that apply for Section 8 rental assistance; • Continuing to ensure that transitional/supportive housing be subject to the same permit processing procedures as other housing in the same zone;
• Continuing to allow for the development of ADUs, a unique housing option well -suited to meet the needs of the City's lower -income and elderly populations; • Adoption of a Reasonable Accommodation Ordinance to continue to support and provide resources for individual homeowners requesting exemptions to zoning and development standards in order to accommodate a disability thereby assisting persons with disabilities.

The City has considered the cumulative efforts to address special housing needs and finds that the City's existing programs to address the community's special housing needs, particularly for lower income households, the elderly, persons experiencing homelessness, and persons with disabilities, continue to be relevant and will be continued in the next planning period. Through this review, the City has identified the need to amend specific Housing Programs to more thoroughly address the needs of large households, female headed households, and farmworkers. Programs 8 (Accessory Dwelling Units), 13 (Development Code Amendments — Housing Constraints), 14 (Density Bonus Ordinance), 17 (Support for Persons Experiencing Homelessness), and 19 (Affirmatively Furthering Fair Housing Outreach and Coordination Program) have been added or amended to further address the community's special housing needs. The City will continue to review progress towards addressing these needs as part of each Housing Element Annual Progress Report.

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INDIAN WELLS
City of Indian Wells 2021-2029 Adopted Housing Element
TABLE 2-2: EVALUATION OF THE 2013 INDIAN WELLS HOUSING ELEMENT PROGRAMS Program
Accomplishments
Goal IIB1: Conserve and improve the condition of the existing housing stock.

Program IIB1.A Rehabilitation and Preservation. Although no housing units were determined to need major
rehabilitation during this planning period, property owners may be eligible for rehabilitation assistance including rebates, grants and loans, through outside programs provided by
utility providers and other organizations. The City will provide refer property owners to these programs upon inquiry or with code enforcement programs.

ResultlEvaluation: The City continues to refer property owners for rehabilitation assistance including rebates, grants and loans, through outside programs provided by utility providers and other organizations.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Goal 1162: Support and encourage the development of hous ing affordable for all income segments of the population.

Program IIB2.A Production of New Housing Units. The
City has a 2014-2021 projected RHNA need of 160 housing units including 67 housing units for extremely low, very low, and low income households. The City will continue to monitor the sites currently designated by the City to accommodate its projected growth needs and use of the Affordable Housing Overlay. If during the planning period, the City finds that the sites are no longer available to meet the City's RHNA
allocation, the City will ensure additional alternative sites are made available in locations at appropriate densities to permit housing at the necessary affordability level. Additionally the City will continue to provide incentives and flexibility in development standards to encourage affordable housing
development as outlined in Section 21.12.040 of the City's Municipal Code and will evaluate potential incentives and flexibility in development standards to encourage new
housing construction within one year of the Housing Element Adoption. The City will proactively outreach to the housing development community to assist in the evaluation of
potential incentives. This program will be in conjunction with the evaluation of alternative funding and financing in Program I12.C. Upon completion of the evaluation, the City shall establish additional incentives and flexibility in development standards, as appropriate, and promote the benefits of this program to the development community by posting
information on its web page and distributing information during pre -development application meetings. The City
understands the housing challenges of extremely low-income households, which are a subset of very low income
households who earn 30 percent or less of the median
income. This income group is most likely to experience a housing crisis when faced with rent increases, foreclosure, or other adverse event. The City will collaborate with housing developers to seek state, federal, and other appropriate funds and incentives targeted for the development of housing
affordable to extremely low-income households through this ResultlEvaluation: The City continues to provide incentives and flexibility in development standards to encourage affordable housing development as outlined in Section 21.12.040 of the City's Municipal Code. The City also continues to monitor available sites for development of affordable housing and proactively works with the development community to encourage the production of new housing units at all income categories. The City has entered into an Exclusive Negotiating Agreement with Abode Communities to develop approximately 6 acres of vacant Housing Authority land into 100 affordable units; this development is expected to help accommodate a portion of the City's 6th Cycle RHNA.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element, with modifications to the City's current RHNA.

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INDIAN WELLS
City of Indian Wells 2021-2029 Adopted Housing Element
Program
Accomplishments
strategy and the strategy developed in Program I12.C.

Program 11132.13 Vacant and Underutilized Land Survey.

The City will maintain a comprehensive land use survey
identifying vacant and underutilized parcels suitable for residential development.

Result/Evaluation: The City continues to maintain a comprehensive land use survey identifying vacant and underutilized parcels suitable for residential development.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Program IB2.0 Evaluate Alternative Funding and
Financing Mechanisms. The City of Indian Wells will
collaborate with private, non-profit, state and federal entities to investigate alternative methods for funding and financing the construction of new housing units and rehabilitation and preservation of existing units citywide. Indian Wells will establish continued communication with local, state and federal legislators to encourage the establishment of
alternative funding and financing mechanisms. The City will identify an initial list of potential funding and financing mechanisms within six months of the Housing Element
adoption and within one year prepare a strategy to seek for funding for housing construction and rehabilitation when appropriate and available. On a bi-annual basis, the City will review and update the strategy as appropriate.

ResultlEvaluation: The City worked with the City of Indian Wells Housing Authority to analyze potential affordable housing developments within the City. Preliminary concepts were vetted and the Housing Authority is seeking mixed -affordability units within residential developments prior to 2021. The City was able to procure SB2 and LEAP funding in 2020. The city continues to review and apply for grants and alternative funding sources to facilitate housing programs and rehabilitation efforts.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Goal IIB3: Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement and development of housing.

Program IIB3.A Monitoring Potential Constraints. The City will periodically review City regulations, procedures and fees to identify any potential constraints to the development and maintenance of housing. The City will outreach to the
development community to assist in this review. If the City finds that regulations, procedures and/or fees are a constraint to housing, the City will revise requirements or policies as necessary.

ResultlEvaluation: The City continues to monitor regulations, procedures and fees to identify any potential constraints to the development and maintenance of housing.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Program IIB3.B Monitoring Reasonable Accommodation
Procedures. The City will evaluate adopted reasonable
accommodation procedures annually and revise as
appropriate to ensure consistency with fair housing
requirements.

ResultlEvaluation: The City and Housing Authority continue to maintain written policies for reviewing and approving requests for reasonable accommodations. The City passed an Ordinance to update reasonable accommodation in October 2021 to maintain consistency with fair housing requirements.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Program IIB3.0 Development Guidelines and Procedures.

The City shall maintain existing development guidelines, which specify the procedures, materials, time frames, and costs associated with various zoning and subdivision
applications. The objective is to provide potential developers with an informational package clearly explaining the
ResultlEvaluation: The City maintains existing development guidelines online and at the public counter which specify the procedures, materials, time frames, and costs associated with various zoning and subdivision applications.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element Background Report 1 Page BR -11

INDIAN WELLS
City of Indian Wells 2021-2029 Adopted Housing Element
•r' I. cc8m•lishments
development review procedure as well as the possible
incentives available for affordable housing development.

Housing Element.

Goal 11134: Promote housing opportunities for all persons regardless of race, religion, sex, age, marital status, familial status, ancestry, national origin, color, source of income, sexual orientation, or any other arbitrary factors.

Program IIIB4.A Fair Housing Policy Procedures. The City will maintain a listing of fair housing groups serving Riverside County and refer fair housing -related complaints to these groups. Fair housing policy procedures will be made available at City Hall, on the City's website and advertised in the City Newsletter on a periodic basis.

Result/Evaluation: The City continues to provide information about fair housing to inquiring parties through City Hall and Housing Authority owned affordable senior housing developments.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Program IIB4.B Section 8 Housing Choice Vouchers. The
County of Riverside currently administers the Section 8 Rental Assistance program on behalf of the City. Based on future congressional appropriations, the County Housing Authority will apply for additional funding which will enable the Housing Authority to administer additional vouchers for families, elderly, and persons with disabilities over the Housing Element planning period. While the City is not
authorized to administer a Section 8 program, the City will continue to provide referral services on behalf of the County and disseminate information to City residents.

Result/Evaluation: The City continues to provide referrals to Riverside County for Section 8 information. Additionally, the Housing Authority provides information to prospective tenants about Section 8. Qualified tenants at both Mountain View Villas and Indian Wells Villas receive Section 8 vouchers.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Program IIB4.0 Coordination on Homeless Issues. The
City will coordinate with the County of Riverside, adjacent jurisdictions and applicable service providers to address homeless issues in the Coachella Valley.

Result/Evaluation: The City and Housing Authority fund regional homeless service providers in partnership with adjacent jurisdictions in the Coachella Valley.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Program IIB4.D Support for Persons with Developmental
Disabilities. The City shall support the ability of persons with developmental disabilities to live in integrated community settings by coordinating with the Inland Regional Center to identify the housing needs of persons served by the Center, promote opportunities for supportive living services and support efforts to eliminate barriers to housing for persons with developmental disabilities.

Result/Evaluation: The City supports the elimination of barriers to housing for persons with developmental disabilities and funds non-profit organizations that provide services.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Goal 11135: Encourage energy conservation in new and existing housing stock.

Program IIIB5.A Green Building Program. The City will
continue to support the development of green building
practices in housing and sustainability programs by
participating in the CVAG Green for Life Program and
evaluate the feasibility of implementing local policies and programs consistent with the CVAG Green Building Program and the City's Climate Action Plan.

Result/Evaluation: The City continues to support the development of green building practices in housing and sustainability programs by participating in the CVAG Green for Life Program and access to PACE financing.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

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3. Housing Needs Assessment
3A. Introduction and Background
The purpose of the Housing Needs Assessment is to describe housing, economic, and demographic conditions in Indian Wells, assess the demand for housing for households at all income levels, and document the demand for housing to serve various special needs populations. The Housing Needs Assessment also addresses whether assisted housing projects are at risk of converting to market rate projects. The Housing Needs Assessment is intended to assist Indian Wells in developing housing goals and formulating policies and programs that address local housing needs.

Several sources of data were used to describe existing demographic and housing conditions, including the following:
• Pre -Certified Local Housing Data package for the City of Indian Wells developed by the Southern California Association of Governments (SCAG) and pre -certified by the California Department of Housing and Community Development (HCD) for use in 6th cycle housing elements.
• Data from the 2010 U.S. Census, 2014-2018 U.S. Census American Community Survey (ACS), California Department of Finance (DOF), California Employee Development Department (EDD), and U.S. Department of Housing and Urban Development (HUD) is included to provide information on population, household, housing, income, employment, and other demographic characteristics.
• Regional information from the Fair Housing Council of Riverside County. • Other sources of economic data such as information from the websites Zil/ow.com and Apartments.com, and other published data are used where current Census, ACS, DOF, HUD, and other standard data sources do not provide relevant data. • Interviews with key agencies and organizations were conducted to obtain information on housing needs and, in particular, needs of populations with special housing needs. • Research and data related to fair housing, including Census Scope, Social Science Data Analysis Network, the UC Davis Center for Regional Change and Rabobank, N.A., and the California Fair Housing Task Force.

Due to the use of multiple data sources (with some varying dates), there are slight variations in some of the information, such as total population and total household numbers, presented in this document. However, these variations do not significantly affect the discussion of overall housing trends and changes. 3B. Population Trends and Characteristics

POPULATION GROWTH
Table 3-1 shows population growth for Indian Wells and other jurisdictions in the region from 2000 through 2020. According to data prepared by the California DOF, the population of Indian Wells in 2020 was 5,403 persons, an increase of approximately 9% since 2010. During the previous decade (2000 to 2010), the City's population increased by 29.9%. Indian Wells' growth rate has been lower than the countywide growth rate, with Riverside County experiencing drastically higher population growth rates than Indian Wells during the 2000 to 2010 period, and slightly higher population growth rates than Indian Wells during the 2010 to 2020 period, as shown in Table 3-1. This population growth in Riverside County is due in large part to pressure from surrounding counties; as Riverside, Los Angeles, and San Diego Counties became overcrowded, residents turned to less expensive options in Riverside County. Of neighboring jurisdictions, the City of Indio had the greatest numeric change in population (41,635 persons) and the City of Coachella had the largest percentage change in population (107.6%).

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TABLE 3-1: POPULATION TRENDS - NEIGHBORING JURISDICTIONS Jurisdiction
2000
2010
2020
Change
2000-20
% Change
2000-20
Indian Wells
3,816
4,958
5,403
1,587

41.6%
Coachella
22,724
40,704
47,186
24,462
107.6%
Indio
49,116
76,036
90,751
41,635

84.8%
La Quinta
23,694
37,467
40,660
16,966

71.6%
Palm Desert
41,155
48,445
52,986
11,831

28.7%
Palm Springs
42,807
44,552
47,427
4,620

10.8%
Rancho Mirage
13,249
17,218
19,114
5,865

44.3%
Hemet
58,812
78,657
85,175
26,363

44.8%
Riverside County
1,545,387
2,189,641
2,442,304
896,917

58.0%
Sources.' US Census, 2000 and 2010; DOF, 2020
AGE
Changes in the age groups can indicate future housing needs. Table 3-2 compares age cohort sizes in 2018 for Indian Wells and Riverside County. In Indian Wells, children under 15 comprise 3.9% of the City's population, teens and young adults (15 - 24) represent 3.6%, and adults in family -forming age groups (25 - 44) comprise 6.2%. Adults aged 45 to 64 represent 27.4% of the population and seniors (65 and over) comprise the overwhelming majority at 58.9%. In 2018, the median age in Indian Wells (67.9 years) was approximately thirty-three years higher than that of Riverside County (35.3 years) and thirty-two years above the statewide median age (36.3 years). The median age of City residents continues stay relatively stable (down slightly from 68 years in 2010).

TABLE 3-2: POPULATION BY AGE (2018)
Age
Under 5 Years
Indian Wells
Number
15 Percent

0.30%
Riverside
Number
158,008
County
Percent

6.6%
5 to 9
88 1.70%
169,403

7.1%
10 to 14
105

2.00%
177,796

7.5%
15 to 19
64 1.20%
177,697

7.5%
20 to 24
127

2.40%
170,153

7.1%
25 to 34
187

3.5%
328,917

13.8%
35 to 44
145

2.7%
303,627

12.7%
45 to 54
370

7.0%
303,884

12.8%
55 to 64
1,086

20.4%
265,192

11.1%
65 to 74
1,432

26.9%
186,772

7.8%
75 to 84
1,311

24.6%
101,900

4.3%
85 and Over
387

7.3%
39,937

1.7%
TOTAL
5,317
100%
2,383,286
100%
Source: US Census, 2014-2018 ACS

RACE/ETHNICITY
Table 3-3 shows the ethnic composition of Indian Wells' population. Nearly all (94.1%) of the City's population identify as White. The next largest racial group is "some other race" (1.7%) and Asian (1.7%), followed by "two or more races" (1.4%), and Black or African American (1.1%). Nobody identifies as either Housing Element Background Report 1 Page BR -14

American Indian or Alaska Native, or Native Hawaiian and Pacific Islander. A small proportion of the population (5.3%) is of Hispanic or Latino origin. Indian Wells has a higher proportion of groups that identify as White than the County, and fewer who identify as Black or African American, American Indian or Alaska Native, Asian, Native Hawaiian and Pacific Islander,"some other race" or "two or more races." Indian Wells is a less culturally diverse community than the County as a whole, which can influence buying preferences and the demand for special needs housing (e.g., multigenerational housing).

TABLE 3-3: RACE AND ETHNICITY (2018)
Race/Ethnicity
White
Indian
Number
5,002
Wells
Percent

94.1%
Riverside
Number
1,450,134
County
Percent

60.8%
Black or African American
58 1.1%
153,545

6.4%
American Indian or Alaska Native
0 0.0%
19,281

0.8%
Asian
92 1.7%
152,130

6.4%
Native Hawaiian and Pacific Islander
0 0.0%
6,843

0.3%
Some Other Race
91 1.7%
495,241

20.8%
Two or More Races
74 1.4%
106,112

4.5%
TOTAL
5,317
100%
2,383,286
100%
Hispanic or Latino (of any race)
282

5.3%
1,154,517

48.4%
Source: US Census, 2014-2018 ACS

EMPLOYMENT
One of the factors that can contribute to an increase in demand for housing is expansion of the employment base. Table 3-4 shows the employment and unemployment rates for persons 16 years and older that were in the labor force in 2010 and 2018. In 2018, ACS data indicated that there were 1,697 employed persons in the Indian Wells labor force and that the unemployment rate was approximately 7.2%, an increase from

5.8% in 2010. According to the labor report data compiled by the California EDD, the Riverside -San Bernardino -Ontario Metropolitan Area's average annual unemployment rate in 2018 was estimated at 4.3%, Riverside County's rate was 4.5%, while California's was 4.1%.

TABLE 3-4: JOB GROWTH AND EMPLOYMENT STATUS
2010 2018
Number Percent Number Percent
Total Persons in Labor Force
1,668
100%
1,828
100%
Employed
1,571

94.2%
1,697

92.8%
Unemployed
97 5.8%
131

7.2%
Sources: US Census, 2006-2010 ACS and 2014-2018 ACS

INDUSTRY AND OCCUPATION
Of Indian Wells' employed residents, the "Professional, scientific, management, administrative, waste mgmt." industry employed the most people at 18.6%. The second largest employment sector was the "Finance and insurance, real estate and rental and leasing" industry, which had 15.9% of the total employed persons in Indian Wells. The top two employment categories in Riverside County were the "Educational services, health care and social assistance" industry at 20.7% and the "Retail trade" industry at 12.9%.

The City's workforce holds a variety of types of jobs as shown in Table 3-6, with the largest sector (56%) working in management, business, science, and arts occupations, followed by 28.9% in sales and office occupations. Employment and occupation trends play an important role in defining housing needs. This Housing Element Background Report 1 Page BR -15

relationship extends beyond the impact of employment growth on housing demand in the City and includes how wage levels and median earnings affect the type of housing affordable to workers and households in Indian Wells. There is a significant gap, for example, between the median earnings of a resident employed in management and a resident employed in a service occupation, and this translates into the type of housing that is needed in the City.

TABLE 3-5: JOBS BY INDUSTRY (2018)
Industry
Number
Percent
Agriculture, forestry, fishing and hunting, mining
47 2.8%
Construction
55 3.2%
Manufacturing
144

8.5%
Wholesale trade
40 2.4%
Retail trade
119

7.0%
Transportation, warehousing, utilities
49 2.9%
Information
29 1.7%
Finance and insurance, real estate and rental and leasing 269

15.9%
Professional, scientific, management, administrative, waste mgmt. 316

18.6%
Educational services, health care and social assistance 262

15.4%
Arts, entertainment, recreation, accommodation, food services 165

9.7%
Other services
149

8.8%
Public administration
53 3.1%
TOTAL (Civilian Labor Force)
1,697
100%
Armed Forces
0 -
Source: 115 Census, 2014-2018 ACS
TABLE 3-6: JOBS BY OCCUPATION (2018)
Occupation
Management, business, science, and arts occupations
Number
951
Percent
56%
Median
Earnings*
$81,667
Service occupations
139

8.2%
$20,052
Sales and office occupations
490

28.9%
$69,435
Natural resources, construction, and maintenance occupations 65 3.8%
$103,220
Production, transportation, and material moving
52 3.1%
$139,583
*Median earnings in previous 12 months prior to survey
Sources: SCAG 6th Cycle Data Package; 115 Census, 2014-2018 ACS

TRAVEL TO WORK
More than three-quarters (82.7%) of Indian Wells workers 16 years and over travelled less than 30 minutes to work. Comparatively, about one -tenth (10.9%) of workers drive more than 60 minutes to work. Most Indian Wells workers, 74.2%, drive alone to work and 5.1% carpool. Table 3-7 identifies travel time to work and Table 3-8 identifies commute methods for Indian Wells workers in 2018.

Housing Element Background Report 1 Page BR -16

TABLE 3-7: TRAVEL TIME TO WORK (2018)
Number Percent
Less than 10 minutes
10-19 minutes
20-29 minutes
30-44 minutes
45-59 minutes
60 + minutes
125 8.7%
747 51.8%
321 22.3%
92 6.4%
0 0.0%
157 10.9%
Source: US Census, 2014-2018 ACS
3C. Household Characteristics
TABLE 3-8: COMMUTE METHOD (2018)
Number Percent
Drive Alone
Carpooled
Public Transportation
Walk
Other
Work at Home
1,243
85 73
6 35
234

74.2%

5.1%

4.4%

0.4%

2.1%

14.0%
Source: US Census, 2014-2018 ACS
n
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families (related individuals living together), unrelated individuals living together, and individuals living alone.

A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements.

People living in retirement homes or other group living situations are not considered "households" for the purpose of the U.S. Census count. The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the City.

Table 3-9 below identifies the ages of householders in Indian Wells and Riverside County in 2018 based on ACS data from 2014-2018. Homeowner households are generally headed by someone above middle -age, with 65.3% of homeowner households headed by a resident over 65 years of age; however, about a fifth (20.3%) are headed by early middle-aged to middle-aged residents (35-59 years of age). Households who rent their homes trend slightly older; about 91.9% of renter households are headed by a person over 65 years of age, with the remaining 8.1% falling within the 25-54 age range. x,"
Housing Element Background Report 1 Page BR -17

TABLE 3-9: HOUSEHOLDS BY TENURE AND AGE (2018)
Indian
Number
Wells
%
Riverside
Number
County
Total:
2,759
-
718,349
-
Owner Occupied:
2,354

85.3%
47 Householder 15 to 24 years
0 0.0%
2,850

0.4%
Householder 25 to 34 years
25 0.9%
43,381

6.0%
Householder 35 to 44 years
89 3.2%
77,261 i

10.8%
Householder 45 to 54 years
181

6.6%
101,801

14.2%
Householder 55 to 59 years
208

7.5%
54,048

7.5%
Householder 60 to 64 years
314

11.4%
49,348

6.9%
Householder 65 to 74 years
607

22.0%
80,773

11.2%
Householder 75 to 84 years
675

24.5%
46,189

6.4%
Householder 85 years and older
255

9.2%
16,750

2.3%
Renter Occupies _

14.7% •
245,948
12,648

34.2%

1.8%
Householder 15 to 24 years
0 0.0%
Householder 25 to 34 years
25 0.9%
56,200

7.8%
Householder 35 to 44 years
0 0.0%
60,241

8.4%
Householder 45 to 54 years
8 0.3%
47,171

6.6%
Householder 55 to 59 years
0 0.0%
18,293

2.5%
Householder 60 to 64 years
0 0.0%
14,055

2.0%
Householder 65 to 74 years
157

5.7%
21,041

2.9%
Householder 75 to 84 years
187

6.8%
10,839

1.5%
Householder 85 years and older
28 1.0%
5,460

0.8%
Source: US Census, 2014-2018 ACS 5 -Year Data Profile (Table 825007) Table 3-10 identifies the household sizes by housing tenure. In 2018, the majority of households consisted of 2 to 4 persons, which is consistent with the County's profile. Only 2.1% of large households of 5 or more persons made up the total households in Indian Wells - a small percentage of total households and smaller proportion when compared to the County. The average household size was 1.92 persons in Indian Wells, compared to 3.27 persons for the County. Additionally, the average household size in 2018 for an owner - occupied unit was 2.02 persons per household and 1.37 persons per household for a renter -occupied unit.

Housing Element Background Report 1 Page BR -18

TABLE 3-10: HOUSEHOLD SIZE BY TENURE (2018)
Number
Indian Wells
%
Riverside County
Number %
Ro .,., t� ya ,._ • ill
2,354
100.0%
'
'
Householder living alone
544

23.1%
94,214

19.9%
Households 2-4 persons
1,761

74.8%
297,075

62.9%
Large households 5+ persons
49 2.1%
81,112

17.2%
Average Household Size

2.02 persons

3.25 persons
Householder living alone
267

65.9%
61,899

25.2%
Households 2-4 persons
138

34.1%
135,765

55.2%
Large households 5+ persons
0 0.0%
48,284

19.6%
Average Household Size

1.37 persons

3.3 persons
Total Household .

Householder living alone
811

29.4%
156,113

21.7%
Households 2-4 persons
1,899

68.8%
432,840

60.3%
Large households 5+ persons
49 1.8%
129,396

18.0%
Average Household Size

1.92 persons

3.27 persons
Sources: SCAG 6th Cycle Data Package; U.S. Census Bureau, 2014-2018 ACS; 2014-2018 ACS 5 -Year Data Profile (Table B25009) 3D. Income

HOUSEHOLD INCOME
From 2000 to 2018, the median household income increased by 11.2% to $104,522 and the per capita income increased by 30.2% to $99,206. From 2010 to 2018, there was a decrease in both per capita and median household incomes. Table 3-11 identifies the per capita and median household incomes.

TABLE 3-11: MEDIAN HOUSEHOLD AND PER CAPITA INCOME
2000
2010 2018
Median Household Income
$93,986
$131,250
$104,522
Per Capita Income
$76,187
$110,590
$99,206
Sources: US Census, 2000; US Census, 2014-2018 ACS
In 2018, more than two-thirds (69.2%) of Indian Wells' households earned in excess of $50,000 per year.

The incidence of households earning less than $35,000 per year was significantly higher among renter households (80.5%) than owner households (16%). Table 3-12 identifies household income by tenure. As shown in Table 3-12, the median income of owner households is approximately $106,000 more than renter households. Compared to the County, median household incomes are significantly higher for owner households (65.9%) but significantly lower for renter households (45.7%).

Housing Element Background Report 1 Page BR -19

TABLE 3-12: HOUSEHOLD INCOME FOR ALL HOUSEHOLDS AND BY TENURE (2018) Income
All Households
Number
Percent
Owner Households
Number
Percent
Renter Households
Number
Percent
Less than $5,000
88 3.2%
88 3.7%
0 0.0%
$5,000 to $9,999
66 2.4%
30 1.3%
36 8.9%
$10,000 to $14,999
53 1.9%
21 0.9%
32 7.9%
$15,000 to $19,999
151

5.5%
92 3.9%
59 14.6%
$20,000 to $24,999
122

4.4%
31 1.3%
91 22.5%
$25,000 to $34,999
223

8.1%
115

4.9%
108

26.7%
$35,000 to $49,999
148

5.4%
127

5.4%
21 5.2%
$50,000 to $74,999
314

11.4%
286

12.1%
28 6.9%
$75,000 to $99,999
181

6.6%
173

7.3%
8 2.0%
$100,000 to $149,999
368

13.3%
352

15.0%
16 4.0%
$150,000 or more
1045

37.9%
1,039

44.1%
6 1.5%
Median Household
Income -Indian Wells
$104,522
$129,397
$23,063
Median Household
Income - Riverside
County
$63,948
$77,991
$42,445
Source: US Census, 2014-2018 ACS

HOUSEHOLDS BY INCOME GROUP
A special aggregation of 2013-2017 ACS data performed by HUD - titled the Comprehensive Housing Affordability Strategy (CHAS) data - provides a breakdown of households by income group by tenure. The number of households in extremely low, very low, low, and moderate/above moderate -income groups is shown in Table 3-13. Approximately three-quarters (76.1%) of all households are at or above moderate income. However, there is a stark difference between households who own and households who rent, particularly among households in the moderate to above moderate -income group (85.4% for owners and

22.3% for renters). The HUD CHAS data indicates the extremely low-income group represents only 5.5% of households, and a higher proportion are renters (13.8%) than owners (4.1%). The very low-income group represents 8.4% of households and the low-income group represents 9.9% of households. The City's RHNA (see Table 3-28) identifies the City's share of regional housing needs for extremely low, very low, and low- income households, as well as for moderate and above moderate -income households. As shown in Table 3- 13, there is a larger proportion of renters in the extremely low, very low, and low-income groups, while there is a larger proportion of moderate and above moderate -income groups in owner households.

TABLE 3-13: HOUSEHOLDS BY INCOME GROUP (2017)
Total
Income Group Households
Owner
Percent Households
Renter
Percent Households
Percent
Extremely Low ( 80% AMI)
2,074

76.1%
1,985

85.4%
89 22.3%
TOTAL
2,725
100.0%
2,325
100.0%
400
100.0%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017 Available: https://www.hudusergov/portal/datasets/cp.html Housing Element Background Report 1 Page BR -20

POVERTY LEVELS
The 2014-2018 ACS data indicates that 80 (4.3%) of all Indian Wells families and 364 individuals (6.8%) had incomes at or below the poverty level. According to the ACS data, poverty rates are disparate between races and economic indicators are particularly severe for those identified as Asian and "two or more races." In 2018, those identified as Asian had a poverty rate of 26.1% compared to 23% for "two or more races,"

14.9% for Hispanic/Latino, and 6.5% for Whites. There were no (0%) individuals with incomes at or below the poverty level who identified as Black or African American alone or "some other race alone." The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the very low and low-income categories. The U.S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family's total income is less than the family's threshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of two with no children would be $17,120, a household of two with a householder aged 65 or older and no children has a poverty threshold of $15,453, and the poverty threshold of a family of four with two children under the age of 18 would be $25,926. (U.S.

Census Bureau, 2019).

Extremely Low -Income Households
Extremely low-income (ELI) households are defined as those earning up to 30% of the area median household income. For Riverside County, the median household income in 2020 was $75,300. For ELI households in Indian Wells (and the rest of Riverside County), this results in an income of $26,200 or less for a four -person household or $15,850 for a one -person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance, such as social security disability insurance or disability insurance, qualify as ELI households.

TABLE 3-14: OCCUPATIONS WITH WAGES FOR EXTREMELY LOW-INCOME HOUSEHOLDS (2020) Occupation Title
Median Hourly Wage
Cleaners of Vehicles and Equipment
$12.67
Bartenders
$12.64
Gaming Change Persons and Booth Cashiers
$12.63
Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop $12.59
Cooks, Fast Food
$12.58
Pressers, Textile, Garment, and Related Materials
$12.57
Amusement and Recreation Attendants
$12.56
Waiters and Waitresses
$12.56
Dishwashers
$12.40
Farming, Fishing, and Forestry Occupations
$12.36
Graders and Sorters, Agricultural Products
$12.33
Ushers, Lobby Attendants, and Ticket Takers
$12.32
Gaming Dealers
$12.23
Door -to -Door Sales Workers, News and Street Vendors, and Related Workers $12.20
Farmworkers and Laborers, Crop, Nursery, and Greenhouse $12.20
Dining Room and Cafeteria Attendants and Bartender Helpers $12.15
Source: Employment Development Department, Long -Term Occupational Projections 2018-2028 (accessed May 2021) Pursuant to Government Code Section 65583(a)(1), 50% of Indian Wells' very low-income regional housing needs assigned by HCD are projected to be extremely low-income households. As a result, from the very low-income need of 117 units (see Table 3-28), the City has a projected need of 58 units for extremely low - Housing Element Background Report 1 Page BR -21

income households (i.e. households earning 30% or less of the area median income). Based on current figures, extremely low-income households will most likely be facing an overpayment, overcrowding, or substandard housing conditions. Some extremely low-income households could include individuals with mental or other disabilities and special needs. To address the range of needs of ELI households, the City will implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs):
• Program 3: Production of New Housing Units
• Program 6: Evaluate Alternative Funding and Financing Mechanisms • Program 7: Replacement of Affordable Units
• Program 8: Density Bonus Program
• Program 17: Section 8 Housing Choice Vouchers
• Program 18: Support for Persons Experiencing Homelessness 3E. Housing Characteristics

HOUSING TYPE
Table 3-15 identifies the types of housing units in Indian Wells in 2020. The table summarizes total housing stock according to the type of structure. As shown in the table, the majority of housing in Indian Wells is single-family detached housing, which accounted for 67.1% of units in 2020. Mobile homes represent none (0%) of the housing stock. Multifamily units represent 11.7% of the housing stock, with duplex through fourplex units accounting for 4.9% and multifamily developments with five or more units accounting for

6.8%. Single-family attached homes represent 21.1% of housing units.

TABLE 3-15: HOUSING STOCK BY TYPE AND VACANCY (2020)
Total
Single Family
Detached Attached
Multifamily
2-4 5+Units
Mobile
Homes
Occupied Vacant
Units
Percent
5,395
100%
3,622

67.1%
1,140

21.1%
266

4.9%
367

6.8%
0 0%
2,905

53.8%
2,490

46.2%
Sources: SCA& 6th Cycle Data Package; DOFE-5 Report 2020

VACANCY RATE
Table 3-15 also shows the number and percentage of occupied units and the percentage of vacant units. It is important to note that these counts include all vacant units, including those units that are newly constructed but not yet occupied. In order for the housing market to function properly in a city there should always be some level of housing vacancy, otherwise rents or housing prices could skyrocket. The 46.2% vacancy in Indian Wells is considered extremely high (the historical equilibrium in California is 5.5% for rental vacancy and 1.2% for homeownership vacancy).1
The 2014-2018 ACS data indicates that there were 2,935 vacant units in 2018. As shown in Table 3-16, of the total vacant units in 2018, the vast majority (2,438 or 83.1%) were for seasonal, recreational, or occasional use. Of the remainder, 26 were for rent, 268 were for sale, and 70 were rented or sold but not yet occupied. The overall vacancy rate in Indian Wells in 2018 was 51.5%, revealing a feature atypical of most California communities in that only roughly half of the total population resides in the City on a year- round basis.
1 "California's low residential vacancy rates signal more construction," first tuesdayJournal (February 15, 2021).

Housing Element Background Report 1 Page BR -22

TABLE 3-16: VACANCY BY TYPE (2018)
Vacancy Type
Number
Percent
For rent
26 0.9%
Rented, not occupied
0 0.0%
For sale only
268

9.1%
Sold, not occupied
70 2.4%
For seasonal, recreational, or occasional use
2,438

83.1%
For migrant workers
0 0.0%
Other vacant
133

4.5%
TOTAL
2,935
100%
Source: US Census, 2014-2018 ACS
no.*

HOUSING CONDITIONS
The U.S. Census provides only limited data that can be used to infer the condition of Indian Wells' housing stock. In most cases, the age of a community's housing stock is a good indicator of the condition of the housing stock. Moreover, many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs. Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improvements.

The 2014-2018 ACS data indicates that a small percentage (18.8%) of the housing in the City is greater than 50 years old (i.e. built before 1970). Another 14.7% of units were built between 1970 and 1979. The majority of housing in the city (66.4%) was built after 1980. The age of the housing stock indicates that while need for maintenance and rehabilitation assistance may grow during the planning period, it will likely account for a small proportion of total housing. Units built prior to 1970 may require aesthetic and maintenance repairs including roof, window, and paint improvements and some units in this age range may also require significant upgrades to structural, foundation, electrical, plumbing, and other systems. When examining a housing stock to determine what condition it is in, there are certain factors that the Census considers. For example, older units may not have plumbing that is fully functional or the plumbing might be substandard. Table 3-17 indicates that no occupied dwelling units (0%) lacked complete plumbing facilities in 2018.

TABLE 3-17: HOUSING STOCK CONDITIONS (2018)
Year Structure Built
2014 or later
Owner -Occupied
Number
0 Percent

0.0%
Renter -Occupied
Number
0 Percent

0.0%
Total
Number
0 Percent

0.0%
2010 to 2013
19 0.8%
0 0.0%
19 0.7%
2000 to 2009
445

18.9%
166

41.0%
611 22.1%
1990 to 1999
316

13.4%
147

36.3%
463

16.8%
1980 to 1989
688

29.2%
52 12.8%
740

26.8%
1970 to 1979
395

16.8%
11 2.7%
406

14.7%
1960 to 1969
422

17.9%
12 3.0%
434

15.7%
1950 to 1959
69 2.9%
0 0.0%
69 2.5%
1940 to 1949
0 0.0%
0 0.0%
0 0.0%
1939 or earlier
0 0.0%
17 4.2%
17 0.6%
TOTAL
2,354
100%
405
100%
2,759
100%
Plumbing
Facilities
(Occupied
Units)
Units with Complete Plumbing Facilities
2,354
100.0%
405
100.0%
2,759
100.0%
Units Lacking Complete Plumbing Facilities
0 0.0%
0 0.0%
0 0.0%
Source: US Census, 2014-2018 ACS (Table B25036)
Housing Element Background Report 1 Page BR -23

As noted, the City's housing stock is aging with 37.6% of dwelling units in Indian Wells having been constructed prior to 1980, and as such, structural deterioration and maintenance problems may be prevalent.

A citywide housing conditions survey was last performed in 2020 and indicated at the time that approximately 17% of housing units were in need of maintenance and rehabilitation while approximately less than 1% of housing units were in need of replacement. The City's Building Division has estimated that 4% of housing units are currently in need of substantial rehabilitation or replacement.

Additionally, the City's Planning Division has identified one area of the city which appears to have aging housing stock in need of general repairs. The area is generally located north of Miles Avenue, west of Warner Trail, and east of Elkhorn Trail, and was primarily developed under Riverside County jurisdiction and later annexed by the city in 2000. The housing stock mainly consist of mid-century homes with low profile flat roof lines. Due to their age, some of these homes could benefit from general maintenance, including facade and roof improvements.

OVERCROWDING
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1.5 persons per room. Table 3-18 summarizes overcrowding data for Indian Wells. It should be noted that kitchenettes, strip or Pullman kitchens, bathrooms, porches, balconies, foyers, halls, half -rooms, utility rooms, unfinished attics, basements, or other space for storage are not defined as rooms for Census purposes.

Overcrowded households are usually a reflection of the lack of affordable housing available. Households that cannot afford housing units suitably sized for their families are often forced to live in housing that is too small for their needs, which may result in poor physical condition of the dwelling unit. In 2018, 7 housing units (0.3% of the total occupied units) were overcrowded, which represented 0% of owner units and 1.7% of renter units.

TABLE 3-18: OVERCROWDING BY TENURE (2018)
Persons per Room

1.00 or less
Owner
Number Percent
2,354
100%
Renter
Number
398
Percent

98.3%
Total
Number
2,752
Percent

99.7%

1.01 to 1.50
0 0%
0 0.0%
0 0.0%

1.51 or more
0 0%
7 1.7%
7 0.3%
TOTAL
2,354
100%
405
100%
2,759
100%
Overcrowded
0 0%
7 1.7%
7 0.3%
Source: US Census, 2014-2018 ACS
As shown in Table 3-19, the average household size in Indian Wells was 1.92 persons in 2018, which is the same as the City's average household size in 2010 (1.92 persons). Table 3-19 shows Indian Wells' household sizes for owner, renter, and all households. The average household size was lower for renters (1.37 persons).

Owner households had an average size of 2.02 persons. The majority (68.8%) of owner households had two to four persons, compared to 74.8% of renter households that were two to four persons in size. Table 3-20 identifies bedrooms by tenure. Owner households are generally larger than renter households, with 31.5% of owner households having four or more bedrooms, compared with 0% of renter households.

Housing Element Background Report 1 Page BR -24

TABLE 3-19: HOUSEHOLD SIZE BY TENURE (2018)
Household Size
Number
Owner
Percent
Number
Renter
Percent
Number
Total
Percent
1 -person
544

23.1%
267

65.9%
811

29.4%
2 -person
1,565

66.5%
138

34.1%
1,703

61.7%
3 -person
110

4.7%
0 0.0%
110

4.0%
4 -person
86 3.7%
0 0.0%
86 3.1%
5 -person
30 1.3%
0 0.0%
30 1.1%
6 -person
19 0.8%
0 0.0%
19 0.7%
7 -or -more -person
0 0.0%
0 0.0%
0 0.0%
TOTAL
2,354
100% (85.3%
of total)
405
100% (14.7%
of total)
2,759
100%
Average Household Size

2.02 1.37

1.92 Source: SCAG 6th Cycle Data Package; U.S. Census Bureau, 2014-2018ACS TABLE 3-20: NUMBER OF BEDROOMS BY TENURE (2018)
Bedroom Type
Owner
Number Percent
Renter
Number Percent
Total
Number Percent
No bedroom
1 -bedroom
2 -bedroom
3 -bedroom
4 -bedroom
5 or more bedroom
0 23
353
1,236
639
103

0.0%

1.0%

15.0%

52.5%

27.1%

4.4%
7 265
87 46
0 0

1.7%

65.4%

21.5%

11.4%

0.0%

0.0%
7 288
440
1,282
639
103

0.3%

10.4%

15.9%

46.5%

23.2%

3.7%
TOTAL
2,354 100.0%
405 100.0%
2,759 100.0%
Source: US Census, 2014-2018 ACS
3F. Housing Costs

FOR SALE HOUSING
As shown in Figure 3-1, between 2000 and 2018,
median home sales prices in Indian Wells increased
75% while prices in the SCAG region increased 151%.

The 2018 median home sales price in Indian Wells
was $717,000 - the highest median sales price
experienced since 2008. Prices in the City have
ranged from a low of 122.7% of the SCAG region
median in 2017 to a high of 195.1% in 2012.

In May 2021, there were 37 homes listed for sale on
Zillow.com with prices ranging from $267,000
(condominium) to $17,975,000 (4 bed, 9 bath single-
family detached home). Of these homes, there were
34 detached single-family homes with sales prices
beginning at $549,000 As shown in Table 3-21, most
homes for sale are in the $700,000 and more price
range (89.2%), with 5.4% of homes in the $500,000-
$599,999 range 2.7% of homes priced under
TABLE 3-21: HOMES FOR SALE (MAY 2021)
Price
Homes Percent
$700,000 and more
$600,000 - $699,999
$500,000 - $599,999
$400,000 - $499,999
$300,000 - $399,999
$200,000 - $299,999
$100,000 - $199,999
$0 - $99,999
33 1
2 0
0 1
0 0

89.2%

2.7%

5.4%
0%
0%

2.7%
0%
0%
Source: Zillow. com, 2021
Housing Element Background Report 1 Page BR -25

$500,000. Zi//ow identified the April 2021 median sales price as $888,198. While the median sales price is not affordable to lower and moderate -income households (see Table 3-25), the City's home sales prices, which are more than $400,000 higher compared to Riverside County (Zi//ow reported a median home sales price of $475,454 for the County in April 2021), could result in demand from the above -moderate income group who seek higher priced units that may offer more space or amenities than other homes in the County.

FIGURE 3-1: MEDIAN HOME SALES PRICE
$900,000
$800.000
$ 700.000
$600.000
$500,000
$400.000
$300.000
$200.000
$100,000
00 0y 0 03 0C 0� 000 0A Orb 00 ,y0 yv y`L y� yA yh y6 N., R� rL0 ry0 ry0 ry0 rL0 rL0 rL0 rL0 ry0 ry0 ry0 rL0 ry0 r0 r0 (10 10 $ Indian Wells —0— SCAG — — — Indian Wells Percentage of SCAG Price 250.0%
200.0%
150.0%
100.0%

50.0%

0.0%
Source: SCAG 6th Cycle Data Package

RENTAL HOUSING
Table 3-22 summarizes rents paid in Indian Wells in 2018 by rental range according to the US Census. The range with the highest percentage of units rented was between $500 and $999 at 63.9% (255 units). More than three-quarters (85.2%) of all rentals were under $1,500 per month and 14.8% were over $1,500 per month. According to the US Census, no rentals were $3,000 or more.

TABLE 3-22: RENTAL COSTS ACCORDING TO THE US CENSUS (2018) Rent Range
Number
Percent
Less than $500
14 3.5%
$500 to $999
255

63.9%
$1,000 to $1,499
71 17.8%
$1,500 to $1,999
17 4.3%
$2,000 to $2,499
0 0%
$2,500 to $2,999
42 10.5%
$3,000 or more
0 0%
Median (dollars)
$861
Source: US Census, 2014-2018 ACS
However, based on a review of rental ads on Zi//ow.com, Rentcafe.com, Zumper.com, and Apartments.com, the median rent in Indian Wells in May, 2021 was $4,500 per month. While this estimate is significantly different than the data provided by the US Census, the higher rental rate more closely mirrors the real -world experience in Indian Wells. There were 35 rentals available in May, 2021. Rents varied significantly based on the size of home, ranging from $1,400 for 1 bed/1 bath homes to $15,000 for a 2 bed/4 bath home. Moreover, Indian Wells is a seasonal destination, and rental rates fluctuate significantly over the course of the year, with"high season" (where rental rates would be most expensive) occurring between January and April (the cooler months).

Housing Element Background Report 1 Page BR -26

TABLE 3-23: ACTUAL RENTAL RATES BY NUMBER OF BEDROOMS
Bedroom Type
Units
Available
Rental Survey
Range
Average Rent
Studio
0 N/A
N/A
1 bed
1 $1,400-$1,400
$2,500
2 bed
9 $3,500-$15,000
$4,500
3 bed
21 $2,600-$8,500
$6,000
4 bed or more
4 $6,500-$10,000
$8,500
Sources: Zumper. com and Apartments com, May 2021

INCOME GROUPS
The California Department of Housing and Community Development (HCD) publishes household income data annually for areas in California. Table 3-24 shows the maximum annual income level for each income group adjusted for household size for Riverside County. The maximum annual income data is then utilized to calculate the maximum affordable housing payments for different households (varying by income level) and their eligibility for housing assistance programs.
no.*
• Extreme/y Low -Income Households have a combined income at or lower than 30% of area median income (AMI), as established by the Department of Housing and Community Development (HCD). • Very Low -Income Households have a combined income between 30 and 50% of AMI, as established by HCD.
• Low -Income Households have a combined income between 50 and 80% of AMI, as established by HCD.
• Moderate -Income Households have a combined income between 80 and 120% of AMI, as established by HCD.
• Above Moderate -Income Households have a combined income greater than 120% of AMI, as established by HCD.

TABLE 3-24: STATE INCOME LIMITS - RIVERSIDE COUNTY (2021) Income Group
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
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
Moderate
$63,250
$72,300
$81,300
$90,350
$97,600
$104,800
$112,050
$119,250
Above Moderate
$63,250+
$72,300+
$81,300+
$90,350+
$97,600+
$104,800+
$112,050+
$119,250+
Source: HCD 2021 Riverside County Income Limits
Housing Element Background Report 1 Page BR -27

HOUSING AFFORDABILITY
Table 3-25 shows the estimated maximum rents and sales prices, respectively, that are affordable to very low, low, moderate, and above moderate -income households. Affordability is based on a household spending 30% or less of their total household income for shelter. Affordability is based on the maximum household income levels established by HCD (Table 3-24). The annual income limits established by HCD are similar to those used by the U.S. Department of Housing and Urban Development (HUD) for administering various affordable housing programs. Maximum affordable sales price is based generally on the following assumptions: 4% interest rate, 30 -year fixed loan, and down payments that vary with income level, as described in Table 3-25.

Comparing the maximum affordable housing costs in Table 3-25 to the rental rates in Tables 3-22 and 3-23 is challenging because the US Census rental rates (Table 3-22) and real world rental rates advertised online in 2021 are significantly different. Based on information provided by the US Census, rental rates in Indian Wells would be generally affordable most households, regardless of income category. However, in practice, real rental rates would price -out the majority of lower -income households and only be affordable to moderate and above -moderate income households, depending on household size.

Although there is at least one home for sale in Indian Wells available to lower -income households based on a comparison of Tables 3-21 and 3-25, the majority of homes (i.e., in the $700,000+ range) are affordable to only above moderate -income households.

TABLE 3-25: HOUSING AFFORDABILITY BY INCOME GROUP tr.,
Income Group
One Person Two Person Four Person Six Person
Monthly Monthly Monthly Monthly
Home Home Home Home
Sale Rent or Sale Rent or Sale Rent or Sale Rent or
Housing Housing Housing Housing
Price* Cost Price* Cost Price* Cost Price* Cost
Extremely Low
Very Low
$55,163
$100,051
$396
$660
$63,941
$114,682
$453
$754
$92,887
$143,945
$655
$941
$126,874
$167,550
$879
$1,093
Low
$165,423
$1,055
$188,833
$1,205
$235,848
$1,506
$270,347
$1,748
Moderate
$255,004
$1,581
$290,315
$1,808
$360,740
$2,259
$417,119
$2,620
Above Moderate
$255,004+
$1,581+
$290,315+
$1,808+
$360,740+
$2,259+
$417,119+
$2,620+
*Maximum affordable sales price is based on the following assumptions: 4.0% interest rate, 30 -year fixed loan; down payment:
$5,000 - extremely low, $10,000 - very low; $15,000 - low, $25,000 - moderate; property tax, utilities, and homeowners insurance as 30% of monthly housing cost (extremely low/very /ow), 28% of monthly housing cost (low), and 25% of monthly housing cost (moderate/above moderate). Homes sales prices are rounded to nearest $100.

Source: De Novo Planning Group, 2021
Extremely Low-income Households
As previously described, extremely low-income households earn less than 30% of the County Area Median Income (AMI). Depending on the household size, these households can afford rents between $396 and $879 per month and homes priced at $55,163 to $126,874. As of May 2021, there were no rental homes listed on Zillow or Apartments.com that would be affordable to extremely low-income households. However, based on US Census data, approximately 68% of renters pay monthly rents affordable to larger extremely low-income households (where the rent is less than $1,000/month). Smaller households (i.e., two -person households) are more typical in Indian Wells, and in this case, only 3.5% of renters pay rents affordable to smaller extremely low-income households. Extremely low-income households are not able to afford to purchase a home in Indian Wells based on current real estate listings.

Housing Element Background Report 1 Page BR -28

Very Low-income Households
Very low-income households earn between 31% and 50% of the County Area Median Income (AMI).

Depending on the household size, these households can afford rents between $660 to $1,093 per month and homes priced at $100,051 and $167,550. As of May 2021, there were no rental homes listed on Zillow or Apartments.com that could be affordable to very low-income households. However, based on US Census data, approximately 68% of renters pay monthly rents affordable to larger very low-income households (where the rent is just above $1,000/month). However, given that many households in Indian Wells are smaller, it is expected that not all of the 68% of renters who spend up to $1,000/month on rental costs can truly afford rental Very low-income households are not able to afford to purchase a home in Indian Wells based on current real estate listings. Oft
Low-income Households
Low-income households earn between 51% and 80% of the County Area Median Income (AMI). Depending on the household size, these households can afford rents between $1,055 to $1,748 per month and homes priced at $165,423 to $270,347. As of May 2021, only one of the 35 available rentals listed on Zillow or Apartments.com would be affordable to low-income households. Based on US Census data, approximately 85% of renters pay monthly rents affordable to larger low-income households, meaning the rent is less than $1,748 per month. However, it should be noted that most renters are not six -person households, so the actual affordability by household size may be significantly more limited. Some low-income households may be able to afford a home in Indian Wells (a condominium) but this is only available to larger households and there would not be enough bedrooms to accommodate the household without overcrowding.

Moderate -income Households
Moderate -income households earn between 80% and 120% of the County Area Median Income (AMI).

Depending on the household size, these households can afford rents between $1,581 and $2,620 per month and homes priced at $255,004 to $417,119. As of May 2021, some rental units available were affordable to moderate -income households; these units included one and three -bedroom units. Moderate -income households may be able to afford a home in Indian Wells (a condominium) but the vast majority of homes (in the $700,000 and up range) are unaffordable.

OVERPAYMENT
As with most communities, the location of the home is one of the biggest factors with regard to price.

Compared to the county, housing in Indian Wells is relatively unaffordable. Housing is not affordable for most income levels, particularly the extremely low, very low, low, and moderate -income households. Housing is only relatively affordable for the above -moderate income group.

As shown in Table 3-26, 75.8% of renters in Indian Wells and 32.7% of homeowners overpay for housing.

The majority of renters that overpay are in the lower income groups, with all renters (100%) in the low- income group and very low-income groups overpaying for housing (over 30% of their monthly income) and

72.7% in the extremely low-income group and 46.2% in the very low-income group severely overpaying for housing (over 50% of their monthly income). Comparatively, 73.7% of extremely low-income owners and 65% of very low-income owners are severely overpaying. Therefore, while overpayment is more predominate among lower income renter households, overpayment is an issue for both renter and owner households.

More than a third (39.1%) of all households in Indian Wells overpay for housing.

Housing Element Background Report 1 Page BR -29

TABLE 3-26: HOUSEHOLDS BY INCOME LEVEL AND OVERPAYMENT (2017) Household Overpayment
Extremely Low -Income
Households
Renters
55 / 100%
40 / 72.7%
Owners
95 Total
% of
Income Category
150
100.0%
With Cost Burden >30%
With Cost Burden >50%
70 / 73.7%
70 / 73.7%
•
125
110

83.3%

73.3%
With Cost Burden >30%
With Cost Burden >50%
130 / 100%
60 / 46.2%
80 / 80%
65/65%
210
125

91.3%

54.3%
Low -Income House olds
104/83.2%
4/3.2%
135 / 93.1%
90 / 62.1%
240
100.0%
With Cost Burden >30%
With Cost Burden >50%
95 88.9%

35.2%
Total Extremely Low, Very
Low, and Low -Income
Households Paying >30%
Moderate and Above Moderate -
Income Households
289 / 93.2%
89 285 1 83.8%
1,985
575 ' 88.5% of lower income households
2,074
100%
With Cost Burden >30%
With Cost Burden >50%
Total Households
14/ 15.7%
10/11.2%
1 475 / 23.9% V 490
150/7.6% 160

23.6%

7.7%
With Cost Burden >30%
With Cost Burden >50%
303 / 75.8%
114128.5%
760 / 32.7%
375 / 16.1%
1,065
489

39.1%

17.9%
Note: Data is rounded to the nearest 5.

Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017

AFFORDABLE HOUSING INVENTORY
The City uses various funding sources to preserve and increase the supply of affordable housing through new construction and the acquisition and/or rehabilitation of renter -occupied units. Affordability covenants in Indian Wells include developments that hold federal subsidy contracts, received tax credits or mortgage revenue bonds, and/or were financed by redevelopment funds or non-profit developers.

Table 3-27 shows assisted units with covenants that require rents to be maintained at affordable levels for various agreed upon periods of time. In 2020, Indian Wells had 218 total deed -restricted affordable units. A recorded deed restriction serves as an affordability covenant that restricts the income level of a person who occupies the property, and ensures the property will remain available for low to moderate -income persons through the foreseeable future.

Housing Element Background Report 1 Page BR -30

TABLE 3-27: DEED RESTRICTED AFFORDABLE HOUSING UNITS
Project Name/Address
Address
Type
No. of
Restricted
Units
No. of Total
Units
Indian Wells Villas
74800 Village Center Drive,
Indian Wells, CA 92210
Senior
90 90
Mountain View Villas
78000 Betty Barker Way,
Indian Wells, CA 92210
Senior
128
128
Sources: City of Indian Wells, AB 987 - Affordable Housing Database, 2021

MOBILE HOMES
Mobile homes offer a more affordable option for those interested in homeownership. The median value of a mobile home in Riverside County in 2018 was $60,200 (2018 ACS 5 -Year Estimates Data Profile). There are no mobile homes located in Indian Wells (DOF, Table 2: E-5, 1/1/2019). 3G. Future Housing Needs
A Regional Housing Needs Plan (RHNP) is mandated by the State of California (Government Code [GC], Section 65584) for regions to address housing issues and needs based on future growth projections for the area. The RHNP for Indian Wells is developed by the Southern California Association of Governments (SCAG), and allocates a "fair share" of regional housing needs to individual cities. The intent of the RHNP is to ensure that local jurisdictions address not only the needs of their immediate areas but also that needs for the entire region are fairly distributed to all communities. A major goal of the RHNP is to assure that every community provides an opportunity for a mix of affordable housing to all economic segments of its population.

This Housing Element addresses SCAG's Regional Housing Needs Allocation (RHNA) schedule for the 6th Cycle, from 2021 through 2029. The City will need to plan to accommodate 382 new units, which includes 58 extremely low-income units, 59 very low, 81 low, 91 moderate, and 93 above moderate -income units.

Pursuant to Government Code Section 65583(a)(1), 50% of Indian Wells' very low-income regional housing needs assigned by HCD are extremely low-income households, and hence the 58 ELI units. Table 3-28 summarizes Indian Wells' fair share, progress to date, and remaining units.

TABLE 3-28: REGIONAL HOUSING NEEDS ALLOCATION - 6TH CYCLE Status
Extremely
Low
Very
Low
Low
Moderate
Above
Moderate
TOTAL
RHNA Allocation
58 59
81 91
93 382
Constructed/
Under Construction/
Permits Issued
(Since 6/30/2020)
0 0
0 0
0 0
Approved/ Entitled/
In Process
0 0
0 0
0 0
Remaining Allocation
58 59
81 91
93 382
Source: Southern California Association of Governments, 2021; City of Indian Wells, 2021 Housing Element Background Report 1 Page BR -31

3H. Special Needs Groups
Government Code Section 65583(a)(7) requires a housing element to address special housing needs, such as those of the elderly; persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. The needs of these groups often call for targeted program responses, such as temporary housing, preservation of residential hotels, housing with features to make it more accessible, and the development of four -bedroom apartments. Special needs groups have been identified and, to the degree possible, responsive programs are provided. A principal emphasis in addressing the needs of these groups is to continue to seek state technical assistance grants to identify the extent and location of those with special needs and identify ways and means to assist them. Local government budget limitations may act to limit effectiveness in implementing programs for these groups.

Please refer to Section 5E of this Element for a discussion of agencies and programs that serve special needs populations in Indian Wells.

SENIORS
Seniors are considered persons age 65 or older in this Housing Element. However, it must be noted that some funding programs have lower age limits for persons to be eligible for their senior housing projects.

Seniors have special housing needs primarily resulting from physical disabilities and limitations, fixed or limited income, and health care costs. Additionally, senior households also have other needs to preserve their independence including supportive services to maintain their health and safety, in -home support services to perform activities of daily living, conservators to assist with personal care and financial affairs, public administration assistance to manage and resolve estate issues, and networks of care to provide a wide variety of services and daily assistance.

Various portions of the Housing Element describe characteristics of the senior population, the extent of their needs for affordable housing, housing designated for seniors, and City provisions to accommodate their need.

Senior household growth in Indian Wells from 2010 to TABLE 3-29: SENIOR POPULATION AND 2018 is shown in Table 3-29. The increase in elderly
persons is likely due to Indian Wells' position as a resort city paired with residential growth, as well as aging in place of Indian Wells' residents. Senior households
increased by 18% from 2010 to 2018. While seniors
represent approximately 58.9% of the City's population, senior households represent approximately 69.2% of total households, which is primarily due to the smaller senior household size.

Table 3-30 summarizes senior households by age and
tenure. The majority of senior households are owners,
1,537 or approximately 80.5%, whereas approximately 19.5% of senior households, 372, are renters. Indian Wells has a much higher percentage of owner -occupied elderly households than in Riverside County (55.7% vs. 20%) as well as renter -occupied elderly households (13.5% vs. 5.2%). Elderly renters tend to prefer affordable units in smaller single -story structures or multi -story structures with an elevator, close to health facilities, services, transportation, and entertainment.

HOUSEHOLDS (2010 & 2018)
Population
2010
2018
Number
2,674
3,130
Percent Change
-

17.1%
Annual Percent Change
-

2.1%
Households
2010
2018
Number
1,618
1,909
Percent Change
-
18%
Annual Percent Change
-

2.2%
Source: US Census, 2010; US Census, 2014-2018 ACS
During the planning period, senior households are anticipated to increase at a rate commensurate with overall population and household growth. Senior housing types can include market rate homes, senior single- family housing communities, senior apartments, and mobile homes.

Housing Element Background Report 1 Page BR -32

TABLE 3-30: HOUSEHOLDER AGE BY TENURE (2018)
Age Group
Owners
Number Percent
Renters
Number Percent
65-74 years
607

39.5%
157

42.2%
75-84 years
675

43.9%
187

50.3%
85 plus years
255

16.6%
28 7.5%
TOTAL
1,537

80.5%
(of total)
372

19.5%
(of total)
Source: US Census, 2014-2018 ACS (Table B25007)
n..

The median income of households with a head of household that is 65 years and over is $82,188, less (21.4%) than the median household income of $104,522. 4 Senior Housing
There is increasing variety in the types of housing available to the senior population. This section focuses on three basic types.

Independent Living — Housing for healthy seniors who are self-sufficient and want the freedom and privacy of their own separate apartment or house. Many seniors remain in their original homes, and others move to special residential communities which provide a greater level of security and social activities of a senior community.

Group Living — Shared living arrangements in which seniors live in close proximity to their peers and have access to activities and special services.

Assisted Living — Provides the greatest level of support, including meal preparation and assistance with other activities of daily living.

Indian Wells permits residential care facilities serving six or fewer persons by right in all residential zones, and those serving more than six persons by conditional use permit in Low Density Residential, Medium Density Residential, and Medium High Density Residential Zones. Senior housing is permitted by right in Medium High Density Residential in the form of single room occupancy (SRO) units in congregate housing facilities. Indian Wells also established a Senior Housing Overlay Zone in 1996, which provides development incentives for senior housing by conditional use permit. The California Department of Social Services Community Care Licensing Division reports that as of May 2021, one residential care facility serves the elderly in Indian Wells. Seniors and their caregivers also utilize larger scale residential care facilities for the elderly.

There are no commercially operating assisted living residential care facilities for the elderly in the City.

Several programs address the non -housing needs of seniors in Indian Wells. Additional support for senior residents is provided by the Joslyn Senior Center of the Cove Communities (Senior Center), a non-profit which serves Indian Wells, Palm Desert and Rancho Mirage. Some of the programs and services provided at the Senior Center include nutrition/meal programs, health screening and health care counseling, legal assistance, and recreational activities. Sunline Transit Agency operates within Indian Wells and provides services to seniors such as reduced fares and paratransit services for those who meet Americans with Disabilities Act (ADA) requirements.

DISABLED PERSONS
A "disability" includes, but is not limited to, any physical or mental disability as defined in California Government Code Section 12926. A "mental disability" involves having any mental or psychological disorder or condition that limits a major life activity. A "physical disability" involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems. In addition, a Housing Element Background Report 1 Page BR -33

mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.

Physical, mental, and/or developmental disabilities could prevent a person from working, restrict a person's mobility, or make caring for oneself difficult. Therefore, disabled persons often require special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to facilities that support partial or full independence (i.e., group care homes). Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation. • Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include widened doorways and hallways, ramps, bathroom modifications (e.g., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights. • Individuals with self -care limitations (which can include persons with mobility difficulties) may require residential environments that include in -home or on -site support services ranging from congregate to convalescent care. Support services can include medical therapy, daily living assistance, congregate dining, and related services.
• Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments. • Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low-income and their special housing needs are often more costly than conventional housing.

According to the 2014-2018 ACS, there were 907 persons with one or more disabilities in Indian Wells. Of the disabled population, 9% were aged 5 to 64, 91% were aged 65 and over, and 0% were aged 5 and under. Table 3-31 identifies disabilities by type of disability.

TABLE 3-31: DISABILITIES BY DISABILITY TYPE (2018)
Type of Disability
Hearing Difficulty
Persons
Number
34 Ages 5-64
Percent

41.5%
Persons Ages
Number
373
65+
Percent

45.2%
Total
Number
407
Percent

44.9%
Vision Difficulty
32 39.0%
264

32.0%
296

32.6%
Cognitive Difficulty
13 15.9%
108

13.1%
121

13.3%
Ambulatory Difficulty
22 26.8%
449

54.4%
471

51.9%
Self -Care Difficulty
10 12.2%
179

21.7%
189

20.8%
Independent Living
Difficulty
37 45.1%
304

36.9%
341

37.6%
Total Persons with One or
More Disabilities1
82 100% / 9% of
disabled
825
100% / 91%
of disabled
907
100.0%
'A person may have more than one disability, so the total disabilities may exceed the total persons with a disability Source: US Census, 2014-2018 ACS
As shown in Table 3-32, the 2014-2018 ACS indicates that for individuals between the ages of 16 and 64, approximately 43 persons had some form or type of disability and were not in the labor force. This indicates that their disability may impede their ability to earn an adequate income, which in turn could affect their ability to afford suitable housing accommodations to meet their special needs. Therefore, many in this group may be in need of housing assistance.

Housing Element Background Report 1 Page BR -34

TABLE 3-32: DISABLED PERSONS BY EMPLOYMENT STATUS (2018) Ages 16 to 64
Percent
Employed with Disability
39 47.6%
Unemployed with Disability
0 0%
Not in Labor Force with Disability
43 52.4%
Total
82 100%
Source: US Census, 2014-2018 ACS
While recent Census data does not provide income levels or overpayment data for persons with a disability, the 2014-2018 ACS survey does report on indicators that relate to a disabled person's or household's income.

The 2014-2018 ACS data indicates that 70 persons with a disability are below the poverty level. It is likely that a portion of these disabled persons are in households that overpay for housing due to their limited income. The 2014-2018 ACS data indicates that 32.1% of households receiving food stamps or similar assistance have a disabled member. Of the 736 households with a disabled member, 18 households receive food stamps or similar assistance.

The persons in the "with a disability" category in Tables 3-32 and 3-33 include persons with developmental disabilities. "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." This term includes an intellectual disability, cerebral palsy, epilepsy, autism, and disabling conditions found to be closely related to intellectual disabilities or to require treatment similar to that required for individuals with an intellectual disability, but does not include other handicapping conditions that are solely physical in nature.

While the U.S. Census reports on a broad range of disabilities, the Census does not identify the subpopulation that has a developmental disability. The California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments. The DDS data is reported by zip code, so the data reflects a larger area than the City of Indian Wells; however, the data was joined at the jurisdiction level by SCAG to approximate the counts for Indian Wells. The DDS/SCAG data indicates that 5 developmentally disabled persons reside in zip code 92210. Table 3-33 breaks down the developmentally disabled population by residence type. Of these persons, all live at home with a parent or guardian and zero live independently.

TABLE 3-33: DEVELOPMENTALLY DISABLED PERSONS BY RESIDENCE TYPE (2018) Home of
Parent/
Guardian
Independent/
Supported
Living
Community Intermediate
Care Facility Care Facility
Foster/
Family Other TOTAL
Home
Indian Wells*
5 0
0 0
0 0
5 *Data is for the Indian Wells portion of zip code 92210 Sources: C4 DDS, 2019; SCAG 6th Cycle Data Package
Housing for Disabled Persons
Households with a disabled member will require a mixture of housing units with accessibility features, in - home care, or group care housing facilities. Some of these households will have a member with a developmental disability and are expected to have special housing needs. Developmentally disabled persons may live with a family in a typical single-family or multifamily home, but some developmentally disabled persons with more severe disabilities may have special housing needs that may include extended family homes, group homes, small and large residential care facilities, intermediate care, and skilled nursing facilities and affordable housing such as extremely low/very low/low-income housing (both rental and ownership), Section 8/Housing Choice Vouchers, and single room occupancy -type units.

Housing Element Background Report 1 Page BR -35

Although there are no assisted living residential care facilities for adults with special needs, including physical, mental, and developmental disabilities in Indian Wells, there are a number of resources available throughout the county to serve the disabled residents of Indian Wells. Table 3-34 identifies some of the organizations in or near Indian Wells that specialize in providing services for the disabled and developmentally disabled population.

TABLE 3-34: FACILITIES AND SERVICES FOR DISABLED PERSONS Organization Name
Angel View
Type of Service Provided
Residential care, vocational and
life skills training
Disabled Population Served
Developmentally disabled children
and adults
Braille Institute
Orientation and mobility, telephone
reader program, vocational
programs, etc.

Adults and children with vision
impairments
Coachella Valley Autism Society
Educational and social programs
Children and young adults with
autism
Community Access Center (CAC)
Advocacy, assistive technology
Disabled adults
Desert ARC
Vocational and life skills training,
recreation, adult day center,
supported living services
Developmentally disabled adults
Desert Access & Mobility
Transportation and mobility
services
Persons with vision impairments
United Cerebral Palsy of the Inland Empire
In -home care, vocational and life
skills training,
Developmentally disabled children
and adults
Variety - The Children's Charity of the
Desert
Mobility equipment and support
Developmentally disabled children
The 2014-2018 ACS data indicates that for individuals between the ages of 5 and 64, approximately 0.4% of the total population of Indian Wells have an ambulatory difficulty, 0.6% have a vision difficulty, 0.6% have a hearing difficulty, and 0.7% have an independent living difficulty. These types of disabilities may impede their ability to find suitable housing accommodations to meet their special needs. Therefore, many in these groups may be in need of housing assistance. Households containing physically handicapped persons may also need housing with universal design measures or special features to allow better physical mobility for occupants.

The 2014-18 ACS data also indicates that 736 households (26.7%) in Indian Wells had one or more disabled persons, including developmentally disabled persons. It is anticipated that this rate will remain the same during the planning period. Housing needed for persons with a disability during the planning period is anticipated to include community care facilities or at-home supportive services for persons with an independent living difficulty or self -care difficulty (approximately 10% of the population), as well as housing that is equipped to serve persons with ambulatory and sensory disabilities. Approximately 26.7% of the RHNA, 102 units, may be needed to have universal design measures or be accessible to persons with a disability.

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LARGE FAMILY HOUSEHOLDS
Large family households are defined as households of five or more persons. Large family households are considered a special needs group because there is often a limited supply of adequately sized housing to accommodate their needs. The more persons in a household, the more rooms are needed to accommodate that household. Specifically, a five -person household would require three or four bedrooms, a six -person household would require four bedrooms, and a seven -person household would require four to six bedrooms.

In Indian Wells, 49 households, 1.8% of all households, have five or more persons as described in Table 3-

19. Of the large households, all (100%) own their home and zero rent. Typically, there are more owner - occupied large households that are cost burdened when compared to renter households and the population as a whole. However, the 2014-2018 ACS survey does not provide data regarding overpayment for large households. Table 3-35 compares the median income for households with five or more persons to the citywide median income for 2018. No data was provided for five -person households and seven or more person households, suggesting that there were no respondents in those large family categories. For six person households, the median household income was higher versus the citywide median of $104,522.

TABLE 3-35: MEDIAN INCOME BY HOUSEHOLD SIZE (2019)
Size Median Income
5 -Person Households
6 -Person Households
N/A
$250,000+
7 or More Person Households
N/A
Median Household Income (All Households)
$104,522
Source: US Census, 2014-2018 ACS
Large families can have a difficult time finding housing units large enough to meet their needs. In Indian Wells, there appears to be a significant amount of ownership housing available to provide units with enough bedrooms for larger households, but rental housing is limited to three -bedroom units. Table 3-36 identifies the number of large households by household size versus the number of large owner and rental units. While there are adequate units in Indian Wells to accommodate large owner and renter households, it does not mean that there is a match between housing units that exist and large families. As described in Table 3-18, 0% of owner -occupied homes and 1.7% of renter -occupied homes are overcrowded.

TABLE 3-36: HOUSEHOLD SIZE VERSUS BEDROOM SIZE BY TENURE (2018) Tenure
3 BR
Units
5 Person Households
House-
holds
Shortfall/
Excess
6 Person and Larger
4+ BR Households
Units
House-
holds
Shortfall/
Excess
Owner
Renter
1,236
46 30
0 1,206
46 742
0 19
0 723
0 Source: US Census, 2014-2018 ACS
Large households require housing units with more bedrooms than housing units needed by smaller households. In general, housing for these households should provide safe outdoor play areas for children and should be located to provide convenient access to schools and child care facilities. These types of needs can pose problems particularly for large families that cannot afford to buy or rent single-family houses. Based on the proportion of the City's households that are at least five persons, it is anticipated that approximately

1.8% of the regional housing needs allocation units will be needed to accommodate large households and an emphasis should be placed on ensuring rental units are available to large households.

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SINGLE PARENT AND FEMALE -HEADED HOUSEHOLDS
Single parent households are households with children under the age of 18 at home and include both male - and female -headed households. These households generally have a higher ratio between their income and their living expenses (that is, living expenses take up a larger share of income than is generally the case in two -parent households). Therefore, finding affordable, decent, and safe housing is often more difficult for single parent and female -headed households. Additionally, single parent and female -headed households have special needs involving access to daycare or childcare, health care, and other supportive services.

While the majority of households in Indian Wells are either two -spouse couples or single person households,

7.4% of family households are headed by a single male or single female. There are 48 male heads of household with no wife present and none of these households have children under 18. There is a larger number of female householders with no husband present — 90 households or 4.8% of family households — and 8 of these female -headed households have children under 18. Table 3-37 identifies single parent households by gender of the householder and presence of children.

The median income of female -headed households (no husband present) is $27,969, 58.7% less than the median income of a male -headed, no wife present family ($67,679) and 73.2% less than the median income of all households in the City ($104,522). Approximately 2.9% of all households are under the poverty level; no (0%) female -headed households with related children under 18 are under the poverty level.

TABLE 3-37: FAMILIES AND FEMALE HOUSEHOLDER WITH CHILDREN UNDER 18 (2018)
Category
Number
Percent
Total Families
1,858
100%
Male householder, no wife present
48 2.5%
With children under 18
0 0%
Female householder, no husband present
90 4.8%
With children under 18
8 0.4%
Source: US Census, 2014-2018 ACS
As Indian Wells' population and households grow, there will be a continued need for supportive services for single parent households with children present. To address both the housing and supportive services needs of female -headed households, additional multifamily housing should be developed that includes childcare facilities (allowing single mothers to actively seek employment).

In addition, the creation of innovative housing for female -headed households could include co -housing developments where childcare and meal preparation responsibilities can be shared. The economies of scale available in this type of housing would be advantageous to this special needs group as well as all other low- income household groups. Limited equity cooperatives sponsored by non-profit housing developers are another financing structure that could be considered for the benefit of all special needs groups.

FARMWORKERS
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Agricultural lands have historically been one of Riverside County's most important land uses and agriculture continues to play a large role in the local economy. While Riverside County has recently experienced an unprecedented level of population growth leading to a more diverse economic base that includes manufacturing, technology, and service -oriented sectors, it remains strongly tied to an agricultural base.

Despite this fact, the 2014-2018 ACS data estimates that only 47 (2.8%) of the working population) of Indian Wells' residents were employed in agriculture (or related industries — forestry, fishing and hunting, mining) Housing Element Background Report 1 Page BR -38

in 2018. It is possible (although statistics are not available) that the number of residents employed in agriculture as opposed to those employed in forestry, fishing and hunting, or mining is smaller than 47. In addition, it is possible (although statistics are not available) that a number of active farmworkers are not full- time residents of Indian Wells, and migrate into the area depending on seasonal crop harvest. The United States Department of Agriculture (USDA) estimates that there were 1,684 migrant farmworkers in Riverside County in 2017. USDA estimates that 5,607 farmworkers worked seasonally (hired for a period of less than 150 days) in Riverside County in 2017, while 5,758 farmworkers in Riverside County were permanent (hired for a period of greater than or equal to 150 days). Such farmworkers may find temporary housing by living with relatives, or short-term rental of a single unit for several families, resulting in overcrowded conditions.

HOMELESS PERSONS 411P"qh,
Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of homeless persons and families. Homeless persons are defined as those who lack a fixed and adequate residence. People who are homeless may be chronically homeless (perhaps due to substance abuse or mental health issues) or situationally homeless (perhaps resulting from job loss or family strife). Homeless people face critical housing challenges due to their very low incomes and lack of appropriate housing. Thus, state law requires jurisdictions to plan to help meet the needs of their homeless populations.

The law also requires that each jurisdiction address community needs and available resources for special housing opportunities known as transitional and supportive housing. These housing types provide the opportunity for families and individuals to "transition" from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.

Homeless Estimates
Counting the homeless population is problematic due to their transient nature; however, through the efforts of the Riverside County Continuum of Care (CoC) estimates have been developed. The Riverside County CoC is a consortium of individuals and organizations with the common purpose of developing and implementing a strategy to address homelessness in Riverside County. The Riverside County CoC is responsible for managing U.S. Department of Housing and Urban Development (HUD) funds for homelessness, and is uniquely positioned to identify system needs and take steps to address them with the collaboration and partnership of community stakeholders.

As the primary coordinating body for homeless issues and assistance for the entire County, the Riverside County CoC accomplishes a host of activities and programs vital to the County, including an annual point -in - time "snapshot" survey to identify and assess the needs of both the sheltered and unsheltered homeless.

Riverside County's 2020 Point -in -Time (PIT) Count was conducted on January 29, 2020 and was planned, coordinated, and carried out by County agencies, city municipalities, non-profit service providers, and volunteers, including those experiencing homelessness.

The 2020 PIT Count identified one (1) person in the City of Indian Wells experiencing homelessness, representing less than one percent of Riverside County's total homeless count (2,884 individuals). For Riverside County, an estimated 729 (25.3%) of the 2,884 homeless individuals were sheltered and an estimated 2,155 (75%) were unsheltered. The person identified in Indian Wells was unsheltered.

Housing Element Background Report 1 Page BR -39

Housing Accommodations
The Indian Wells Zoning Code allows emergency shelters by right in Community Commercial Zone, subject to compliance with objective standards consistent with the requirements identified in Government Code Section 65583(a)(4). Currently, transitional and supportive housing are allowed by right in the Very Low Density Residential, Low Density Residential, Medium Density Residential, Medium High Density Residential zones and subject only to the same requirements for residential uses of the same type (e.g., single-family or multifamily) in the same zone. The City is updating the Zoning Code to clarify that transitional and supportive housing are considered a residential use of property and are subject to those restrictions that apply to other residential dwellings of the same type in the same zone, in accordance with Government Code Section 65583, subdivision (c)(3). The Housing Plan includes policies and programs directed to encourage the provision of housing and services for the homeless population as well as persons and households at risk of homelessness.

Ir1
There are currently no homeless shelters or transitional housing facilities operating in the City. Instead, Indian Wells supports a regional effort to provide emergency shelters and transitional and supportive housing among the various local agencies making up the Riverside County CoC.

The most recent inventory of resources available within Riverside County for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2020 Housing Inventory reported to HUD by the Riverside County CoC. Table 3-38 shows the total beds offered by homeless facilities in the Riverside County CoC area.

TABLE 3-38: HOMELESS FACILITIES (2020)*
Facility Type
Emergency Shelter
Family Units
80 Riverside County CoC Region
Family Beds Adult -Only Beds
310 505
Total Year -
Round Beds
839
Transitional Housing
11 42
50 92
Permanent Supportive Housing
112
414
1,330
1,744
Rapid Re -Housing
69 238
80 318

TOTAL UNITS/BEDS
272
1,004
1,965
2,993
<A"
*Numbers are for the total Riverside County Continuum of Care region for which Indian Wells is a participating member Source: HUD 2020 Continuum of Care Homeless Assistance Programs, Housing Inventory Count Report • Emergency Shelters — An emergency shelter is defined as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less. Emergency shelters may include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care. Furthermore, no individual or household may be denied emergency shelter because of an inability to pay. • Transitional Housing — Sometimes referred to as "bridge" housing, provides housing accommodations and support services for persons and families, but restricts occupancy to no more than 24 months. In the Riverside County CoC region, a total of 92 transitional housing beds are provided.
• Permanent Supportive Housing — Supportive housing has no limit on length of stay and is linked to onsite or offsite services that assist residents in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. A total of 1,744 permanent housing beds are provided in the Riverside County CoC region. • Rapid Re -Housing — Rapid re -housing provides short-term rental assistance and services. The goals are to help people obtain housing quickly, increase self-sufficiency, and stay housed.

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A network of local and regional service providers operates a number of programs to serve the needs of varied homeless subpopulations. Table 3-39 provides a list of emergency and transitional shelters and available services for the homeless population in and around Indian Wells.

TABLE 3-39: FACILITIES AND SERVICES FOR THE HOMELESS
Organization Name
Type of Service Provided
Homeless
Population
Served
Number of Beds
Coachella Valley Rescue
Mission
Emergency shelter, transitional housing
All
Shelter for 300+ people
through emergency shelter
and residential shelter
Martha's Village & Kitchen
Path of Life Ministries
Emergency shelter, food services,
emergency and healthcare services, etc.

Emergency housing, permanent
supportive housing, rapid rehousing
program
All
All
fll2o
85 Assessment of Need
Based on the available information, there is a countywide homeless population of 2,884 persons and 2,993 beds, indicating sufficient supply for homeless persons. It is noted that the 2020 point -in -time survey identified 729 sheltered homeless persons and 2,155 unsheltered homeless persons. The discrepancy between sheltered homeless persons and the county's total capacity to house homeless persons indicates a need for additional community services resources to assist and match the homeless population with the countywide shelter and housing resources.
3I. Units at Risk of Conversion

ASSISTED HOUSING AT RISK OF CONVERSION
California housing element law requires jurisdictions to provide an analysis of low-income, assisted multifamily housing units that are eligible to change from low-income housing uses during the next 10 years (2021-2031) due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use (Government Code 65583). These units risk the termination of various subsidy groups which could convert certain multifamily housing from affordable to market rate. State law requires housing elements to assess at -risk housing in order to project any potential loss of affordable housing.

The California Housing Partnership (CHP) provides data on assisted housing units, including those in Indian Wells. Table 3-40 indicates the extent of subsidized multifamily rental housing in the City, the subsidy programs that are in place for each project, and the likelihood of current housing assisted projects to convert to market rate projects that would not provide assistance to lower income residents.

TABLE 3-40: SUMMARY OF AT -RISK SUBSIDIZED HOUSING UNITS Project/Address
No. & Type of Type of
Units Subsidy
Current Owner
Earliest
Date of
Conversion
Risk
Indian Wells Villas
78000 Betty Barker Way
Mountain View Villas
8000 Betty Barker Way
89 Senior
128
Senior
Section 8/
LMIHAF
Section 81
LMIHAF
City Housing Authority
City Housing Authority
2031
2036
High
Moderate
Sources: City of Indian Wells, 2021
Housing Element Background Report 1 Page BR -41

The Indian Wells Villas project provides 89 affordable units, which include 31 very low, 45 low, and 13 moderate income units, that are at high -risk of conversion during the planning period. Options to preserve these affordable units are explored below.

PRESERVATION OPTIONS
Depending on the circumstances of the at -risk projects, different options may be used to preserve or replace the units. The following discussion highlights ways that the City's at -risk units could be preserved as affordable housing.

Replacement Through New Construction
The construction of new lower income housing units is a means of replacing the at -risk units should they be converted to market rate. The cost of developing new housing depends on a variety of factors such as density, size of units, location and related land costs, and type of construction. Assuming an average development cost of $460,000 per unit for multifamily rental housing, replacement of the 89 at -risk units would require approximately $40,940,000, excluding land costs, which vary depending upon location.

Purchase of Replacement Units
One preservation option is for a non-profit organization to purchase similar units. By purchasing similar units, a non-profit organization can secure lower -income restrictions and potentially enable the project to become eligible for a greater range of governmental assistance. The cost of purchasing similar units depends on a number of factors, including the market conditions at the time, occupancy rate, and physical conditions of the units to be acquired.

Current market value for the at -risk units is estimated on the basis of the units' potential annual income, and operating and maintenance expenses. The estimated market value of Indian Wells' current stock of at -risk affordable housing is unknown. The actual market value at time of sale would depend on market and property conditions, lease-out/turnover rates, among other factors.

Extension of Affordability Covenants
Another option to preserve the affordability of at -risk projects is to extend affordability covenants. The City of Indian Wells Housing Authority owns and currently maintains the affordability covenants on both existing affordable projects (Indian Wells Villas and Mountain View Villas). The affordability covenant for Indian Wells Villas is at high -risk of conversion and the City is in a unique position to preserve these units through the extension of the project's affordability covenants.

Qualified Entities
Qualified entities are non-profit or for-profit organizations with the legal and managerial capacity to acquire and manage at -risk properties that agree to maintain the long-term affordability of projects. HCD maintains a list of qualified organizations, and there are many that have an interest in properties located in Indian Wells and Riverside County. Table 3-41 lists the qualified entities in Riverside County. Federal, State, and local financing and subsidy programs that may be considered to preserve at -risk units are listed in the Resources section below.

Housing Element Background Report 1 Page BR -42

TABLE 3-41: QUALIFIED ENTITIES IN RIVERSIDE COUNTY, 2021 St. Vincent de Paul Village
San Diego
Neighborhood Housing Services of the Inland Empire, Inc.

San Bernardino
BUILD Leadership Development Inc.

Newport Beach
Coachella Valley Housing Coalition
Indio
Anka Behavioral Health
Concord
Housing Corporation of America
Laguna Beach
Southern California Presbyterian Homes
Glendale
The East Los Angeles Community Union (TELACU)
Los Angeles
Nexus for Affordable Housing
Orange
Orange Housing Development Corporation
Orange
Keller & Company
San Diego
Poker Flats LLC
Los Angeles
Coalition for Economic Survival
Los Angeles
CSI Support & Development Services
Monrovia
Santa Clara
ROEM Development Corporation
Innovative Housing Opportunities, Inc.

Irvine
L + M Fund Management LLC
Westchester
Sources: California Department of Housing and Community Development, 2021 3J. Estimates of Housing Need
Several factors influence the degree of demand, or "need," for housing in StantonIndian Wells. The major needs categories considered in this Element include:
• Housing needs resulting from the overcrowding of units • Housing needs that result when households pay more than they can afford for housing • Housing needs of "special needs groups" such as elderly, large families, female -headed households, households with a disabled person, farmworkers, and the homeless State law requires that cities quantify existing housing need in their Housing Element. Table 3-42 summarizes the findings.

Housing Element Background Report 1 Page BR -43

TABLE 3-42: SUMMARY OF NEEDS
Summary of Households/Persons with Identified Housing Need Percent of Total
Population/Households
Households Overpaying for Housing:

Renter Households Overpaying

11.1%
Owner Households Overpaying

27.9%
Extremely Low-income Households (0-30% AMI) Overpaying

4.6%
Very Low-income Households (0-30% AMI) Overpaying

8.4%
Low-income Households (0-30% AMI) Overpaying

9.9%
Overcrowded Households:
(111
Overcrowded Renter Households
0%
Illf
Overcrowded Owner Households
IL. 0.3%
All Overcrowded Households

0.3%
Special Needs Groups:

Elderly Households

58.9%
Disabled Persons

17.1%
Developmentally Disabled Persons

0.1%
Large Households

1.8%
Female Headed Households

3.3%
Female Headed Households with Children

0.3%
Farmworkers

1.7%
Homeless
<0.1%
Affordable Housing Units At -Risk of Conversion to Market Rate Costs 089
Sources: 115 Census, 2014-2018 ACS; Riverside County Regional Analysis of Impediments to Fair Housing Choice Housing Element Background Report 1 Page BR -44

4. Constraints
Constraints to housing development are defined as government measures or non -governmental conditions that limit the amount or timing of residential development.

Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing developers.

State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development (Government Code Section 65583(a)(4)).

Non -governmental constraints (required to be analyzed under Government Code Section 65583(a)(5)) cover land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to Indian Wells in formulating housing programs. 4A. Governmental Constraints
Housing affordability is affected by factors in both the private and public sectors. Actions by the City can have an impact on the price and availability of housing in Indian Wells. Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the overall quality of housing may serve as a constraint to housing development. These governmental constraints can limit the operations of the public, private, and non-profit sectors, making it difficult to meet the demand for affordable housing and limiting supply in a region. All City zoning regulations, development standards, specific plans, and fees are posted online and available to the public, consistent with the requirements of AB 1483. 4A.1 Land Use Controls
Local land use policies and regulations impact the price and availability of housing, including affordable housing. This section discusses the General Plan land use designations and provisions in the Zoning Code relative to the types of housing allowed within Indian Wells as a potential governmental constraint.

GENERAL PLAN
The General Plan Land Use Element sets forth land use designations that guide the location, type, and intensity or density of permitted uses of land in the City of Indian Wells. The Zoning Code (Title 21 of the Municipal Code) implements the General Plan by providing specific direction and development standards for each general land use category. Table 4-1 shows residential land uses, the corresponding zoning designation, and permitted densities allowed for housing.

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