TABLE 4-1: GENERAL PLAN RESIDENTIAL LAND USE DESIGNATIONS General Plan
Designation Description
Zone
Symbol
Zoning Description
Very Low Density
(RVLD)
Single family detached homes on lots a minimum of 12,000 sq. ft. This designation allows a maximum density of 1.0-3.0 du/ac.
RVLD
Very Low Density
Residential (max. 3.0
du/ac)
Low Density (RLD)
Single family detached homes on lots a minimum of 8,500 sq. ft. This designation allows a maximum density of 3.1-4.5 du/ac.
RLD
Low Density
Residential (max. 4.5
du/ac)
Medium Density
(RMD)
Single family detached homes, cluster developments, and attached units. This designation allows a maximum density of
4.6-7.0 du/ac.
RMD
Medium Density
Residential (max. 7.0
du/ac)
Medium High Density
(RMHD)
Attached dwelling units such as townhouses, condominiums, and congregate care for seniors. This designation allows a maximum density of 7.1-12.0 du/ac.
RMHD
Medium High Density
Residential (max 12.0
du/ac)
Open Space, Natural
Preserve
Limited residential development permitted subject to the restrictions of the Hillside Management Plan (HMP) and
consistent with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP).
NPR
Open Space, Natural
Preserve (max 1 -
du/40 ac)
Senior Housing
Overlay (SHO)
Overlay zone applied to sites proposed for Senior Housing projects.
SHO
Density subject to
underlying zone
Affordable Housing
Overlay (AHO)
Overlay zone applied to sites proposed for Affordable Housing projects.
AHO
Density subject to
underlying zone
Sources: City of Indian Wells General Plan, 2007; City of Indian Wells Zoning Code, 2021
SPECIFIC PLANS
A specific plan is a comprehensive planning document that guides the development of a defined geographic area in a mix of uses including residential, commercial, industrial, schools, and parks and open space. Specific plans typically include more detailed information than the General Plan about land use, traffic circulation, development standards, affordable housing programs, resource management strategies, and a comprehensive infrastructure plan. Specific plans are also used as a means of achieving superior design by providing flexibility in development standards beyond those contained in the Zoning Code.
The City Council has adopted three specific plans. Each one contains detailed regulations, conditions, programs, and design criteria unique to a defined geographic area within Indian Wells and is intended to implement the General Plan. The adopted specific plans are consistent with the General Plan. Future specific plans, specific plan amendments, and development projects must be consistent with policies contained in the General Plan, including the General Plan Land Use Element. The following discussion summarizes two primary specific plans that may accommodate a significant portion of the Regional Housing Needs Allocation (RHNA) through the planning period.
Indian Wells Crossing Specific Plan
The Indian Wells Crossing Specific Plan (formally Miles Crossing Specific Plan) proposes a commercial mixed - use development, luxury hotel and villas, and condominium complex over 34 acres of undeveloped land. The plan outlines a framework for growth and development of the project site, which is comprised of two Planning Areas on either side of Miles Avenue at the intersection of Highway 111. Planning Area One, an approximately
15.7 -acre lot on the northeast corner of Miles Avenue and Highway 111, is a proposed commercial development with no residential uses. Planning Area Two, an approximately 15.2 -acre lot on the northwest corner of Miles Avenue and Highway 111, is a proposed resort complex featuring a 139 key luxury hotel, 31 hotel villas, and two six -story condominiums totaling 54 residential units. The development standards and Housing Element Background Report 1 Page BR -46
parking requirements that apply to each land use category are those of the underlying zones. For example, the residential units in Planning Area Two are implemented by the Resort Commercial (RC) zoning district. A Zone Text Amendment was approved in 2018 to allow 54 full-time residential condominium units on 1.3 acres within the RC zoning district within Planning Area Two. The applicable development standards are discussed under the Zoning Code section below.
Indian Wells Town Center Specific Plan
The Indian Wells Town Center Specific Plan (IWTCSP) proposes a resort hotel, retail and restaurant commercial space, and resort residential across a currently undeveloped 70.15 -acre site on the northwestern and southwestern corners of Miles Avenue and Washington Street. The IWTCSP serves as the guiding document to provide policy, regulatory, and design guidance within the project area, which consists of four planning areas. Planning Area Three is the portion of the Plan identified as suitable for detached single-family residential units on a 25.21 -acre site that will be split into 65 lots a minimum of 8,500 square feet. The IWTCSP proposes a change in zoning from Sports Complex (SPX) to Resort Commercial (RC) along Miles Avenue.
Table 4-2 outlines the site development standards established for residential units within the Indian Wells Town Center Specific Plan.
TABLE 4-2: RESIDENTIAL DEVELOPMENT STANDARDS -
INDIAN WELLS TOWN CENTER SPECIFIC PLAN
Development Standard IWTCSP
Minimum Project Size
8,500
Minimum Lot Dimensions (width, depth)
70'x121'
Setbacks
Front
Side (interior)
Side (street)
Rear
20 5', minimum combined 16'
15' (corner lots)
10'
Maximum Building Height
16' or 20' for any tower
element
Source: Indian Wells Town Center Specific Plan, 2013.
ZONING CODE
Land use policies in the General Plan are implemented primarily through the Zoning Code. The Zoning Code provides for a range of densities and residential uses and is designed to protect and promote the health, safety, and general welfare of residents, which includes preserving the character and integrity of established residential neighborhoods. To that end, the City has established specific development standards that apply to residential construction in various districts. These include density, lot coverage, building height, parking standards, and other applicable requirements.
Housing Element Background Report 1 Page BR -47
Provisions for a Variety of Housing Types
State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes the production of housing to meet the needs of different types of households with incomes ranging from low to above moderate. The Housing Element is the City's plan for achieving this objective.
As shown in Table 4-3, the City's Zoning Code accommodates a wide variety of conventional and special needs housing, including single-family dwellings, duplexes, multifamily, ADUs, manufactured housing, mobile home parks, residential care facilities (small and large), and transitional and supportive housing.
TABLE 4-3: PERMITTED RESIDENTIAL USES BY ZONE
Housing Type
Single -Family (Detached)
RVLD
P
Residential
RLD
P
Zones
RMD
P
RMHD
P
Open
Space
NPR
C
Commercial
CC
--
RC
-
Single -Family (Attached)
--
P
P
P
--
--
--
Residential Cluster Development
C
C
C
C
C
--
--
Multi-Family
--
--
C
C
--
--
--
Accessory Dwelling Unit
P
P
P
P
P
--
--
Mobile/Manufactured Housing
P
P
P
P
P
C
--
Single Room Occupancy (SRO)
--
--
--
P
--
--
--
Boarding House/Rooming House
--
--
--
--
--
C
--
Senior Housing
C
C
C
C
--
--
--
Emergency Shelter
--
--
--
--
--
P
--
Transitional Housing
P
P
P
P
--
--
--
Supportive Housing
P
P
P
P
--
--
--
Source: City of Indian Wells Zoning Code, 2021
Notes: "P" = Permitted; "C" = Conditional Use Permit; and "--"= Not Permitted Single -Family; Detached single-family dwellings and subdivisions are permitted by right within RVLD, RLD, RMD, RMHD zones and in the NPR zone subject to a Conditional Use Permit (CUP). Attached single-family dwellings, which are units that are attached side by side, are permitted by right within the RMD and RMHD zones and in the RVLD and RLD zones subject to a CUP. Single-family projects where a CUP is not required are subject to a ministerial review. Single-family projects that require a CUP are reviewed by the Planning Commission.
Multi -Family; Multifamily developments are permitted in the RMD and RMHD zone subject to a CUP. Multi- family developments without a Home Owners Association (HOA) and Covenants, Conditions, and Restrictions (CC&Rs) are permitted with a site plan review and approval by the Community Development Director or designee. Multi -family developments with HOAs and CC&Rs are subject to the Subdivision Map Act and the Conditional Use Permit process.
Accessory Dwelling Unit (ADU); Government Code Section 65852.2(a)(1) allows local agencies to designate areas within a city where accessory dwelling units (ADU) may be permitted and to impose development standards addressing issues such as unit size, height, setbacks, lot coverage, parking, landscaping, and architectural review. Program 8 in the Housing Plan requires the Zoning Code to be updated to be consistent with California Government Code Sections 65852.150 and 65852.2, which establish regulations for accessory dwelling units.
Indian Wells Municipal Code (IWMC) Chapter 21.80 addresses development standards for Ancillary Quarters, which is the overall term used in the Zoning Code to describe additional living quarters provided on a lot with Housing Element Background Report 1 Page BR -48
a primary unit. This definition encompasses Second Dwelling Unit and/or Accessory Living Quarters which are also used in the Zoning Code. Currently, the zoning code permits second dwelling units in all residential zones where a primary single-family unit already exists.
Government Code Section 65852.2(j)(1) defines an accessory dwelling unit as "an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated."
Construction of an ADU or JADU (junior accessory dwelling unit) is permitted on a lot in a residential or mixed -use zone that allows residential uses and includes a proposed or existing dwelling. A building permit is required for an ADU and JADU pursuant to compliance with the minimum requirements described below and in HMC Scction 17.21.OIOIWMC Section 21.80.060. Construction of ADUs shall be permitted on any residential or mixed -use zone that allows residential units, subject to the following criteria, which include (but are not limited to):
• Sites developed or proposed to be developed with a single-family residence shall not be permitted more than one ADU.
• Sites developed with a multifamily building may convert existing non -habitable square footage within the building to a minimum one ADU and a maximum that shall not exceed twenty-five percent of the number of units on the site. Sites developed with a multifamily building are also permitted to construct two ADUs or to convert detached accessory buildings, garages, carports, or covered parking structures to a maximum of two ADUs.
• A maximum of one JADU shall be permitted on a site developed or proposed to be developed with a single-family residence, unless the subject site proposes or contains an attached ADU. In such cases, a JADU shall not be permitted.
The approval process is ministerial in nature, and the City must approve or deny an application for a building permit to construct an ADU or JADU within 60 days after receiving a complete application. If a complete application for a building permit to construct an ADU or JADU is submitted in connection with an application to construct a new primary dwelling on a lot, the application may not be approved until the application is approved for the new dwelling. The application for the ADU or JADU must be processed ministerially regardless of the approvals required for the primary dwelling.
Manufactured Housing: State law requires that manufactured housing, when constructed as a single- family dwelling on a permanent foundation, be treated as a conventional single-family home subject to the same development standards as a single-family residential dwelling on the same lot would require, except for architectural requirements limited to its roof overhang, roofing material, and siding material.
Manufactured homes may be placed on individual lots that allow single-family residential uses provided that the homes are attached to a foundation system in compliance with all applicable building regulations and Section 18551 of the Health and Safety Code and occupied only as a residential use. Manufactured homes are subject to all Zoning Code provisions applicable to residential structures.
Residential Care Facility: Residential care facilities are subject to the same development standards and permit processing requirements as other residential uses in those zones, pursuant to the California Lanterman Developmental Disabilities Services Act.
The City has included Program 13 - Development Code Amendments — Housing Constraints to 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 Housing Element Background Report 1 Page BR -49
objectivity and greater approval certainty.
Senior Housing: The City established the Senior Housing Overlay Zone to provide standard incentives for the development of a wide variety of specialized housing designed for and restricted to residents over the age of 55. This includes congregate living, independent living, and active retirement communities. Housing forms include single-family dwellings, town homes, and other attached housing. All development in this overlay zone shall be in accordance with an approved site plan and CUP.
Emergency Shelter:
Government Code Section 65583 requires each jurisdiction to identify one or more zoning districts where emergency shelters are allowed as a permitted use without a discretionary permit, such as a conditional use permit, and limits standards that apply to emergency shelters to those listed in Government Code Section 65583(a)(4). California Health and Safety Code Section 50801(e) defines an emergency shelter as "housing with minimal supportive services for homeless persons that is limited to occupancy_of six months or less by a homeless person." AB 2339 has updated emergency shelter requirements to:
• Expand the definition of "emergency shelters" to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care. • Require that zoning designations identified to allow emergency shelters as a permitted use without a conditional use permit or other discretionary permit must allow residential uses. • Require analysis of any adopted written objective standards for potential governmental constraints.
Section 21.08.196 of the City's Zoning Code defines emegency shelter as "immediate and short-term housing with supportive services for homeless persons that is limited to occupancy of six (6) months or less. No individual or household may be denied emergency shelter because of an inability to pay." Program 12 of the Housing Plan will revise the City's definition to include other interim interventions, consistent with the requirements of State law and Program 15 provides additional direction regarding modifications to address AB 2339.
Emergency shelters arc permittedTh pr mits emergency shelters in the Community Commercial (CC) zone, subject to ministerial review and approval and compliance with objective standards consistent with the requirements identified in Government Code Section 65583(a)(4). The City's provisions for emergency shelters generally align with the requirements of State law; however, with the passage of AB 2339, State law has recently changed to require zoning designations identified to allow emergency shelters as a permitted use without a conditional use permit or other discretionary permit in a zone that also allows residential uses.
The City's Zoning Code does not conform to these recent requirements. Program 15 of the Housing Plan will revise the Zoning Ordinance to allow emergency shelters as a permitted use without a discretionary permit within a zone that allows residential uses, consistent with the requirements of Government Code Section 65583(a)(4)Land commits the City to applying these standards to a vacant parcel of at least 0.1 acres.
To better address the special needs of homeless individuals and to ensure compatibility with adjacent properties and uses, Section 21.30.075 of the City's Zoning Code establishes use and development standards for emergency shelters as follows:
a) An emergency shelter shall contain a maximum of twenty (20) beds; b) The shelter shall operate only from 5:00 p.m. to 8:00 a.m; c) The objective of the shelter is to assist clients in obtaining permanent housing, income and services; d) Residency at the shelter is limited to a maximum of one hundred eighty (180) days; e) The shelter shall have a written Management Plan that details staffing, training and qualifications, neighborhood outreach, transportation, security, volunteers and donation procedures, intake screening, treatment programs, and emergency plans;
Housing Element Background Report 1 Page BR -50
f) Attention to the size and location of interior and exterior waiting areas shall be included in the design of the facility; and
g) Exterior security lighting and appropriate off-street parking are required.
The City's emergency shelter use and development standards are generally consistent with State law, which states that emergency shelters may only be subject to the following objective standards: the maximum number of beds or persons permitted to be served nightly by the facility; 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; the size and location of exterior and interior onsite waiting and client intake areas; the provision of onsite management; the proximity to other emergency shelters, provided that emergency shelters are not required to be more than 300 feet apart; the length of stay; lighting; and security during hours that the emergency shelter is in operation.
However, the City has concluded that emergency shelter standard f) and g) above could be considered a constraint to emergency shelter development, as standard f) could be considered subjective and standard g) does not set objective off-street parking standards to accommodate all staff working in the emergency shelter. Accordingly, the City has included Program 12 to modify these standards to create a more objective standard with regard to size and location of waiting areas and to address off-street parking requirements, consistent with State law.
No emergency shelters are currently located within Indian Wells. Regarding adequacy of sites to accommodate Indian Wells' unsheltered population, Tthe City has identified several vacant sites with CC zoning that are suitable for emergency shelters that could accommodate shelters of varying size, including:
property on the northeast corner of Miles Avenue and Highway 111 (APN 633310035); a portion of the partially developed 39.46 -acre Southwest Community Church property generally located Southwest of Fred Waring and Washington (APN 633350015); and 0.69 acres within the Indian Wells Plaza commercial center (APN 625150010).- These sites are in the vicinity (within 1 mile) of amenities and services (health care, transportation, retail, employment, and social services) that serve the homeless population and within 1 mile of transit. As,uming a gros, floor arc of 125 square fcct per bcd, all of the sites identified would be adequate to accommodate the one emergency shelter bcd needed to serve Indian Wells' unhoused population, based on the Riverside County 2020 PIT Count.
These sites could accommodate a shelter the size of a single-family home (at least six bed capacity) at a minimum; larger shelters are more likely on sites that are 0.25 acres or larger. Government Code Section 65583(a)(4)(I) indicates that capacity for a site shall be demonstrated by dividing the square footage of the site by a minimum of 200 s.f. per person; for the purposes of this analysis, the City assumes that only 0.10 acres (4,356 s.f.) of each site would be used for emergency shelter uses. Based on this standard, the sites identified each have adequate capacity to accommodate emergency shelters with more than 21 beds apiece that could house the City's most recent unsheltered homeless population count (1 persons).
The CC zone is suitable for emergency shelters because:
• Shelters are compatible with a range of uses that are common in suburban communities and allowed in commercial zones (e.g., clinics, day care centers, office buildings, general retail, convalescent home, etc.);
• The CC zone is located along major corridors (Highway 111 and Fred Waring Drive) with easy access to public transit (Sunline bus Route 1 and Route 6);
• There is a mixture of existing uses in the CC zone that include restaurants, retail, office uses, and health care uses; and
• Although hazardous materials may be present and used on some of the properties within the CC zone, the majority of parcels are not known to be constrained by the presence of hazardous materials.
Housing Element Background Report 1 Page BR -51
As previously identified, the City has included Program 15 in the Housing Plan to create a new zoning mechanism that allows emergency shelters and residential uses in the same zone, consistent with State law, and directs the City to apply the zoning standard to at least 0.1 acres of vacant land.
Low Barrier Navigation Center: A low barrier navigation center is a housing first, low -barrier, service - enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. AB 2162 requires jurisdictions to further streamline approval of eligible low barrier navigation center applications in areas zoned for mixed -use and residential zones permitting multifamily uses, subject to specific criteria. The City's Zoning Code does not conform to these recent requirements; however, Program 12 13 in the Housing Plan requires the Zoning Code to be updated to address AB 2162. dr-w&
Transitional and Supportive Housing: Transitional housing is a type of housing used to facilitate the movement of homeless individuals and families to permanent housing. Transitional housing can take several forms, including group quarters with beds, single-family homes, and multifamily apartments and typically offers case management and support services to return people to independent living (usually between 6-24 months). The Zoning Code defines transitional housing to have the same meaning as Government Code Section 65582(j).
According to the National Housing Institute, supportive housing is permanent housing with a service component, which can be provided either on -site or off -site. The Zoning Code defines supportive housing to have the same meaning as Government Code Section 65650(a). The City's definition is consistent with Government Code Section 65582(g).
Senate Bill 2 provides that transitional housing and supportive housing that is a rental housing development constitutes a residential use. It requires zoning to treat such uses as a residential use and subject only to those restrictions that apply to other residential uses of the same type in the same zone. The Zoning Code allows transitional and supportive housing as a residential use, subject to the same permitting process and development standards as other residential uses in the residential zones.
Single Room Occupancy (SRO): Single room occupancy (SRO) facilities are a housing type that is considered suitable to meet the needs of extremely low, very low, and low-income households. With high housing costs, many communities in California are exploring the use of single -room occupancy housing to fulfill the affordable housing needs of certain segments of the community, such as seniors, students, and single workers. The Indian Wells Zoning Code defines SRO units as "a structure that provides living units that have separate sleeping areas and some combination of shared bath or toilet facilities. The structure may or may not have separate or shared cooking facilities for the residents. SRO units includes structures commonly called residential hotels." SRO units are permitted by right in the RMHD zone.
Housing for Disabled Persons: On January 1, 2002, SB 520 became effective and required local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583(a)(7), the City recognizes the importance of providing housing for persons with disabilities. Persons with disabilities have a number of specific housing needs, including those related to design and location. Design needs generally include the removal of architectural barriers that limit the accessibility of dwelling units and construction of wheelchair ramps, railings, etc. Location needs include accessibility to public transportation, commercial services, health care, and supportive services. Some persons with disabilities need group housing opportunities, especially those who are lower -income or homeless. The following discussion addresses these issues and determines that no specific City policy or regulation serves to impede the access that persons with disabilities have to housing that suits their specific needs.
Zoning and Land Use: The General Plan and Zoning Code provide for the development of attached homes in Housing Element Background Report 1 Page BR -52
the RMD and RMHD zones by right, and multi -family housing in the RMD and RMHD zones by CUP. Traditional single- and multi -family housing for persons with special needs, such as apartments for the disabled, are considered regular residential uses permitted in these zones. The City's land use policies and zoning provisions do not constrain the development of such housing.
Under the Lanterman Developmental Disabilities Services Act (Lanterman Act), small State -licensed residential care facilities for six or fewer persons must be permitted in all zones that allow single or multifamily uses, subject to the same permit processing requirements and development standards. The City of Indian Wcllshas included Program 13, Development Code Amendments — Housing Constraints, to will amend the Zoning Code to define a small residential care home as a single-family residential use, and therefore permitted in the NPR zone subject to a CUP, in order to maintain compliance state laws and regulations.
Large residential care facilities serving seven or more clients are allowed in the RMD and RMHD zones subject to a CUP. Conditions are similar to those for other similar uses in the same zones and would not serve to unduly constrain the development of residential care facilities for more than six persons. To date, no CUP has been processed for a group home. Occupancy standards for residential care facilities are the same as occupancy standards for all other residential uses. The Zoning Code also accommodates transitional and supportive housing in all residential zoning districts and subject only to the same requirements for residential uses of the same type (e.g., single-family or multifamily) in the same zone. These facilities may serve persons with disabilities. The City does not have a local definition of "family" utilized in zoning and land use and thus does not distinguish between family and nonfamily households.
Building Code: Building construction and procedures within Indian Wells are required to conform to the 2019 California Building Code, as adopted in Title 16 of the City's Municipal Code. Standards within the Building Code include provisions to ensure accessibility for persons with disabilities. These standards are consistent with the Americans with Disabilities Act (ADA). No local amendments that would constrain accessibility or increase the cost of housing for persons with disabilities have been adopted and City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.
Reasonable Accommodation: Both the federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodation (i.e., modifications or exceptions) in their zoning laws and other land use regulations to allow disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to waive a setback requirement so that elevated ramping can be constructed to provide access to a dwelling unit for a resident who has mobility impairments. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case -by -case basis.
Reasonable accommodation refers to flexibility in standards and policies to accommodate the needs of persons with disabilities. The City's zoning and building codes, as well as approach to code enforcement, allow for special provisions that meet the needs of persons with disabilities without the need for variances.
The City's Reasonable Accommodation Ordinance is codified in Chapter 1.24 of the City's Municipal Code.
The City's Planning Director has administrative/ministerial authority to hear and decide applications for reasonable accommodation to allow reasonable remedy from zoning and other land use regulations, policies, and procedures for individuals with physical or mental impairment. A request for reasonable accommodation may include a modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing -related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.
Reasonable accommodation applications are not charged a fee for review and the reviewing authority must consider all of the following factors:
1. When housing is the subject of the request for Reasonable Accommodation, the housing will be used Housing Element Background Report 1 Page BR -53
by a person with disabilities protected under fair housing laws;
2. As applicable, the requested accommodation is necessary to make housing available to a person with disabilities protected under the fair housing laws;
3. The requested accommodation would not impose an undue financial or administrative burden on the City;
4. The requested accommodation would not require a fundamental alteration in the nature of the City's policies, practices or procedures, including consideration of alternatives which may provide an equal level of benefit; and
5. The requested accommodation will not result in a direct and significant threat to the health or safety of other persons or substantial physical damage to the property of others.
Conclusion: Current planning policies and zoning regulations have mitigated potential constraints to the availability of housing for persons with disabilities. The City has analyzed its Zoning Code and procedures to ensure that it is providing flexibility in, and not constraining the development of, housing for persons with disabilities.
Development Standards
Development standards directly shape the form and intensity of residential development by providing controls over land use, heights and volumes of buildings, open space on a site, etc. Site development standards also ensure a quality living environment for all household groups in the City, including special groups such as lower and moderate -income households and senior citizens. Table 4-4 summarizes development standards in the residential zones (RVLD, RLD, RMD, and RMHD) and Open Space, Natural Preserve (NPR) zone, including density, minimum lot size, setbacks, lot coverage, and building height, by zoning district.
TABLE 4-4: BASIC RESIDENTIAL DEVELOPMENT STANDARDS
Development Standard
RVLD
RLD
RMD
RMHD
NPR
Density Maximum (units per acre)
3.0 4.5
7.0 12.0
1 du/40
ac
Minimum Lot Area
(square feet)
12,000
8,500
12,000
12,000
40 acres
Minimum Lot Dimensions (width/depth)
100' x
100'
80' x 100'
100' x
100'
100' x
100'
--
Minimum Dwelling Unit Size (square feet)
2,000
2,000
1,000
1,000
2,000
Setbacks (feet)
Front
20 20
20 20
50 Rear
10 10
10 20
100
Interior Side Yard
8 8
8 10
25 Street Side Yard
15 15
15 15
--
Maximum Dwelling Height (feet)
1 story
18'/15'1
1 story
18'/15'1
2 story
30'/25'1
2 story
30'/25'1
1 story
18'/15'1
Sources: City of Indian We//s Zoning Code, 2021.
1. For at least 70% of roof area.
To facilitate housing development, the City allows reduced minimum unit sizes within the Senior Housing Overlay Zone. Reduced minimum unit sizes vary by the number of bedrooms as follows:
•
•
•
studio: 360 to 450 square feet;
one -bedroom: 500 to 600 square feet; and
two -bedroom: 700 to 800 square feet.
Housing Element Background Report 1 Page BR -54
The City has not received any negative feedback from the development community regarding its land use controls, including height limits or minimum unit size. for their impact on housing supply, costs, timing, and ability to achieve the maximum densities and concluded that they do not pose a significant constraint on housingHowever, as part of the Housing Plan, the City has included as part of Program 13 a commitment to amend various development standards; this includes 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). In addition, the City offers flexibility in standards through variance requests, in which the City works cooperatively with the project applicant to understand the nature of the requests and how granting of the variance could positively impact the availability of housing, reduce costs, reduce time, and improve an applicant's ability to achieve maximum densities. '
Update, the City is exploring updates to its development standards intended to reduce government constraints and promote housing development and affordability; this may include form based standards to provide additional development flexibility. As part of the Housing Plan, the City has also included Program 14, Density Bonus Ordinance, to 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 continues to monitor development standards and provide flexibility, such as variance requests and density bonus development incentives, as needed.
Residential Parking Requirements
Parking standards are an important development regulation in communities. The City's parking requirements are intended to ensure that adequate off-street parking and loading facilities are provided in proportion to the need created by the type of use. Adequate parking for residential projects contributes to the value of a project, the safety of residents, and the quality of a project's appearance. However, excessive parking standards can pose a significant constraint to the development of housing because they can reduce the buildable area on a site and impact the funding available for project amenities or additional units. The parking requirements for residential and mixed -use developments are shown in Table 4-5.
TABLE 4-5: RESIDENTIAL PARKING REQUIREMENTS
Use
Detached Single -Family
Dwelling
Requirement
• 2 spaces located within a garage attached
to the structure
Additional Regulations
__
• Studio/1-bdrm: 2 spaces located within a
• An additional 1 space for guest
Multi -Family (Apartments
garage
parking provided for every 4 units
and Condominiums)
• 2+ bdrm: 2 spaces located within a garage
unless guest parking can be
+ 0.5 guest spaces per unit
provided on private streets
No parking is required if ADU is:
• Located within 0.5 mile walking
distance of public transit
• Located within an architecturally
and historically significant
historic district
Accessory Dwelling Unit
• 1 space per ADU
• Part of the proposed or existing
(based on State law)
• No spaces required for JADU
primary residence or an
accessory structure
• When on -street parking permits
are required but not offered to
the occupant of the ADU
• When there is a car share
vehicle located within one block
Housing Element Background Report 1 Page BR -55
of the ADU
Sources: City of Indian Wells Zoning Code, 2021; City of Indian Wells Design Guide for Highest Density Residential and Mlxed Use Development, 2012.
1. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced.
The City has provisions within the Senior Housing Overlay Zone and Affordable Housing Overlay Zone to waive or reduce the parking requirements for projects that include affordable housing units, and also allows for parking reductions for senior housing developments. Moreover, affordable housing developments that are eligible for a density bonus pursuant to Government Code Section 65915-65918 are eligible to use parking standards established by State Density Bonus law. The City has included Program 13, Development Code Amendments — Housing Constraints, to update the City's emergency shelter parking requirements consistent with AB 139.
The City has not received any feedback from the development community regarding parking standards in the RMD or RMHD zones. The City has analyzed all other parking standards, including requirements in zones allowing multifamily uses, and concluded that they do not pose a significant constraint on housing. The City continues to monitor parking requirements and provide flexibility, such as variance requests or parking reductions for senior and affordable housing projects, as needed. However, as part of the Housing Plan, the City has included Program 13 to modifying the City's multifamily parking standards (both reducing the numbers required and relaxing restrictions on garages).
On/Off Site Improvements
On- and off -site improvement requirements for residential development in the City may be imposed when necessary for the proper development of the area. As a condition of approval of a tentative map, the City Council may require the subdivider to dedicate property for public use or benefit, including local streets and arterial highways; alleys; trails, paths and pedestrian ways; rights -of -way for drainage and erosion -control facilities; flood -control facilities; parks; open space; easements for landscaping maintenance; public utility easements; and other public easements. Requirements for site improvements are at a level necessary to meet the City's costs and are necessary to protect health, safety, and welfare.
Section 20.80.010 of the City's Municipal Code sets street width standards within Indian Wells. In many areas of the City, sidewalks and curbs are already in place. The City's street standards are consistent with those of surrounding areas, and include the following:
• Collector Streets — Minimum right-of-way width is 72 feet and concrete curbs and gutters with 48 feet between curbs.
• General Local Streets — Minimum right-of-way width is 60 feet and concrete curbs and gutters with 40 feet between curbs.
• Restricted Local — Minimum right-of-way width is 50 feet and concrete curbs and gutters with 32 feet between curbs.
• Alleys — Minimum right of way width is 20 feet and asphalt pavement full width.
The City allows deviation from these standards in certain cases due to physical constraints or where circumstances dictate special treatment. On- and off -site improvements have not been determined to be a constraint on housing supply and affordability.
4A.2 Development Review Process
The time and cost of permit processing and review can be a constraint to housing development if significant development review is required. Project review and permit processing are necessary steps to ensure that residential construction proceeds in an orderly manner. The time required for project approval is often not Housing Element Background Report 1 Page BR -56
so much a factor of the approval body (Director versus Planning Commission), but the complexity of the project and associated environmental issues. However, small infill projects that can be approved administratively are generally less complex and take a shorter time to obtain appropriate approvals. Large mixed -use projects or residential subdivision maps, subject to the California Environmental Quality Act (CEQA), require a public hearing before the Planning Commission.
The City reviews all applications for development to ensure the construction of projects that contribute in a positive manner to the community and improve quality of life. Residential development projects typically undergo several types of approvals — ministerial, discretionary actions (either with or without a public hearing), and legislative actions. This section outlines the timeline for typical residential development review and describes the permitting requirements and procedures for Design Review, Conditional Use Permits (CUP), Subdivision Maps, etc. Given the development activity during the 5th Cycle RHNA period, the City's processing and permit procedures do not appear to unduly constrain the development of housing. 4
TIMEFRAMES
Processing times for applications in Indian Wells vary based upon the scope and type of project. The amount of time involved in processing applications depends on the type of project, the applicant's compliance with the City's ordinances, and the completeness of the applications. Certain types of applications/permits are discretionary and require a public hearing, while others are processed administratively. Through administrative approval, the applicant bypasses the public hearing requirement and shortens the processing time.
Some projects may take an extended period for final approval. However, these projects generally have significant environmental impacts, involve General Plan or specific plan amendments, rezoning, or need additional community workshops. Developers may be responsible for delays by failing to provide information or requesting continuances. Permit approval under these circumstances requires more time for public notice, public hearings, and negotiation of design modifications to resolve problems.
On average, the typical processing time for a single-family home ranges from 30-60 days, which assumes plan check and building permits with no additional entitlements required. These residential projects tend not to create substantial environmental impacts, thereby greatly reducing the time needed for review. The typical processing time for a multifamily unit is 3-6 months, which assumes that additional entitlements are required, a moderate level of environmental analysis is necessary, and public hearings with the Planning Commission and/or City Council will occur.
The length of time between project approval and request for a building permit is minimal. Based on a typical residential prof ct, the City estimates that the Building plan check is approximately two weeks for initial review and one week for each subsequent review thereafter. The City typically sees applications for building permits submitted immediately after plan check is completed; therefore, the length of time between receiving approval for a housing development and submittal of an application for building permits is typically between two 4-6 weeks and does not unduly constrain housing supply, costs, or timing.
Table 4-6 outlines the typical permit processing times and associated reviewing body by the type of approval or permit. It should be noted that many projects require multiple entitlements, which are often processed concurrently, thereby shortening the overall processing time. The City has established a list of standard permits that apply to residential development projects ranging from building permits to use permits.
TABLE 4-6: TYPICAL PERMIT PROCESSING TIMES AND REVIEWING BODY Type of Approval or Permit
Review Authority
Director PC CC
Public
Hearing
Processing
Times
Administrative Design Review
D
A I A 1 No 2-4 Weeks
Housing Element Background Report 1 Page BR -57
T
Type of Approval or Permit
yP pp
Director
Review Authority
PC
CC
Public
Hearing
Processing
Times
Design Review
D
A
Yes
3-6 Weeks
Development Agreement
R
D
Yes
3-6 Weeks
Conditional Use Permit
R
D
Yes
3-6 Months
Variance
R
D
Yes
2-4 Months
Zoning Amendment or Zone Change
R
D
Yes
3-6 Months
General Plan Amendment
R
D
Yes
3-6 Months
Tentative Map/Parcel Map
R
D
Yes
3-6 Months
Source: City of Indian Wells, 2021
D = Deciding body whose decision is final unless appealed R = Advisory body required to make recommendations
A = Appeal authority
Administrative Design Review
A review to determine zoning compliance is conducted for all developments in the City to ensure that a proposed development complies with all applicable City Codes and any previously approved plans or maps for the site. Regulations checked during this review include setbacks, landscaping, building height, parking, and other requirements of this Zoning Code. In addition, this review checks all previously applied conditions of approval to ensure that the development meets these requirements. This review is conducted by the Director of Community Development prior to the issuance of building permits.
V
Architecture and Landscape Review
In accordance with Chapter 21.60 of the Zoning Code, all development is required to comply with the City's architecture and landscape review procedures. The Design Review Committee reviews all building proposals to determine whether the proposed standards meet the basic zoning and design parameters set forth in the Zoning Code and applicable design guidelines established by the City, or if applicable, a Homeowners Association's Architectural Guidelines. Factors for consideration include, but are not limited to, site layout, site design, and ensuring the general appearance of structures, buildings and other constructed and erected objects is compatible with the existing built and landscaped environment and to ensure harmony between the structure and landscape.
Conditional Use Permit (CUP)
Chapter 21.06, Section 21.06.040 of the Zoning Code regulates the issuance of Conditional Use Permits (CUP). Land uses that require a CUP generally have a unique and distinct impact on the area in which they are located or are capable of impacts to adjacent properties unless given special review and conditions. The following residential uses require a CUP:
• Single -Family attached homes in the RVLD and RLD zones; • Residential Cluster Development in RVLD, RLD, RMD, RMHD, and NPR zones; • Multi -Family units in the RMD and RMHD zones; and
• Large (7 or more clients) residential care facilities in the RMD and RMHD zones.
The Planning Commission may approve, conditionally approve, or deny a CUP application unless the application includes concurrent processing of a permit that requires City Council action, in which case the Planning Commission makes a recommendation to the City Council. The approving body must make the following findings prior to approval, pursuant to Section 21.06.040 of the Zoning Code:
Housing Element Background Report 1 Page BR -58
1. That the proposed location of the conditional use is in accord with the objectives of this Zoning Code and the purpose of the General Plan and zoning land use category in which the site is located;
2. That the proposed conditional use will not be detrimental to the public health, safety or welfare, or
3. That the proposed conditional use will comply with each of the applicable provisions of this Zoning Code except for approved Variances.
The following applies to applications for Conditional Use Permits on property located in a residential zone:
1. The Planning Commission shall hold at least one (1) public hearing and shall approve, approve with conditions, or deny, the Conditional Use Permit by resolution based on the findings in Section
21.06.040(d).
2. If the Planning Commission approves, or approves with conditions, the Conditional Use Permit, the Clerk of the Planning Commission shall forward the approval or approval with conditions to the City Council for review and approval through the following process. The item shall be placed on the City Council's Consent Calendar. Any City Council Member or any interested person may remove the item from the Council's Consent Calendar and request that the item be scheduled for a public hearing before the City Council.
3. If the item is so removed from the Consent Calendar, the City Council shall hold at least one (1) public hearing and shall approve, conditionally approve, or deny the Conditional Use Permit by resolution based on the findings in Section 21.06.040(d).
4. If the item remains on the Consent Calendar, the "date of decision of the City Council" for purposes of Section 21.06.040(1) shall be the date the Consent Calendar containing the item is approved by the City Council. City Council action either by (i) removal of the item, Council public hearing, and Council approval, or (ii) acceptance by approval of the item on the Consent Calendar, shall constitute granting of the permit by the City Council in accordance with Section 21.06.040(a).
5. In the event the Planning Commission denies the application or imposes a condition with which the applicant disagrees, the applicant may appeal the Planning Commission's decision to the City Council in accordance with the appeal procedures set forth in Section 21.06.110.
6. Nothing herein shall prevent the Planning Commission from requesting that the City Council hold a public hearing on a Conditional Use Permit application.
Subdivisions
This review process applies to all residential land divisions within the City. Title 20 of the Indian Wells Municipal Code includes the standards and processes for subdivisions. It is based primarily on the State Subdivision Map Act. As it relates to residential development, the regulations apply to all land divisions that create lots for single-family homes and lots, or condominiums, for multifamily development. As part of the review process for subdivisions, the City reviews applications for compliance with lot size and shape standards, the general layout of the subdivision, and infrastructure requirements. If the project complies with the subdivision standards and General Plan density, the project can proceed through the approval process.
The City has not dcnicd any CUPs involving residential projects. Further, thc City has not received any feedback from the development community that thc CUP process is a constraint to residential development.
As described in Program , Monitoring Potential Constraints, in thc Housing Plan, the City will continue to monitor City regulations, including development review processes, to remove potential impacts on housinc supply, cost, timing and approval certainty.
Reasonable Accommodation
The City's process for providing reasonable accommodation allows individuals, or their representatives, to Housing Element Background Report 1 Page BR -59
make requests for reasonable accommodations for persons with disabilities as part of the permit process. No additional permits are required or additional fees charged by the City. Requests for reasonable accommodation to meet the needs of persons with disabilities are approved administratively, and a use permit is not required. City staff is available to provide assistance regarding the processing of requests for the construction of accessory structures intended to accommodate persons with disabilities. Information regarding the approval of these structures is included within all public notices and agendas, as applicable.
Indian Wells' reasonable accommodation procedure complies with Housing Element law and provides an accessible way for disabled residents to make necessary changes to their properties.
Assessment of Land Use Controls
The City has not denied any CUPs involving residential projects. Further, the City has not received any feedback from the development community that the CUP process is a constraint to residential development.
As described in Program 10, Monitoring Potential Constraints, in the Housing Plan, the City will continue to monitor City regulations, including development review processes, to remove potential impacts on housing supply, cost, timing and approval certainty. However, the City recognizes that some land use controls such as unit size, height limits, and parking (both number required and garaged) can be perceived as potential constraints to development. The City has included Program 13 - Development Code Amendments — Housing Constraints to update its Development Code to modify these standards to increase the supply and affordability of housing in areas throughout Indian Wells, thereby promoting housing mobility and increasing new housing opportunities in high and highest resource areas. In addition, the City has included Program 5 to complete its General Plan Update, which will include adding_a new land use designation to the City's General Plan to allow for densities higher than those allowed under the current Medium High Residential Land Use Designation; the City will amend its Development Code to include an zoning district to implement the designation.
FACILITATED ENVIRONMENTAL REVIEW
The City has adopted uniform procedures for complying with the requirements of the California Environmental Quality Act (CEQA) for assessing the potential environmental impacts of those development applications determined to be a "project" as defined by Public Resources Code 21000-21177. Environmental review is required for most discretionary actions including Design Review, Conditional Use Permits, Subdivision Maps, and legislative actions including General Plan or Specific Plan amendments, zone changes, and code amendments. Environmental review occurs while the application is being processed. An environmental determination by City staff for a project is made in order to prepare the appropriate environmental document that can be considered by the decision -making authority with the legislative or discretionary application.
In addition to the requirements of CEQA, the City of Indian Wells Zoning Code contains additional environmental standards for the City's environmental review process in HMC Section 17.06.040.
DEVELOPED DENSITIES AND PERMIT TIMES
The City has not received any requests during the prior planning period to develop housing at densities below those anticipated. Based on a typical residential project, the City estimates that the Building Plan check is about two weeks for initial review and one week for each subsequent review thereafter. The City finds that this is a reasonable timeline and works diligently with applicants once they submit material for review.
STREAMLINING APPROVALS
Lower Income Sites Included in Previous Elements
While the Design Review process is not considered a constraint to housing, Program 12 13 has been included to comply with Government Code 65583.2. This program will provide for ministerial approval (e.g., Planning Director approval of Design Review and entitlements other than a subdivision map) of housing projects with a minimum of 20% of units affordable to lower income households and will increase certainty for affordable and multifamily developers related to residential sites throughout the community.
Housing Element Background Report 1 Page BR -60
Senate Bill (SB) 35
SB 35 provides provisions for streamlining projects based on a jurisdiction's progress towards its RHNA and timely submittal of the Housing Element Annual Progress Report. When jurisdictions have insufficient progress toward their above moderate -income RHNA and/or have not submitted the latest Housing Element Annual Progress Report, these jurisdictions are subject to the streamlined ministerial approval process (SB 35 (Chapter 366, Statutes of 2017) streamlining) for proposed developments with at least 10% affordability.
HCD reviews the annual progress report deadlines and RHNA progress on an annual basis. Indian Wells is currently subject to SB 35 streamlining provisions when proposed developments include 50% affordability.
Program 12 13 in the Housing Plan has been provided to incorporate the mandatory streamlining provisions into the City's Zoning Code. These streamlining provisions will reduce approval requirements for projects that include a minimum of 50% of units affordable to lower income households and that meet the criteria specified by State law.
FLEXIBILITY IN DEVELOPMENT STANDARDS
1.0 Development standards affect the financials of a residential project, both from the revenue side (through achievable density) and through the costs of accommodating specific development standards. However, there is no specific threshold that determines whether a particular standard or combination constrains the affordability or supply of housing. Many factors determine project feasibility. While prior sections discussed how to reduce development costs, the following describes ways that the Zoning Code offers flexibility in development standards.
Residential Density Bonus
In 1996, the City updated the Zoning Code to establish two residential overlay districts, the Affordable Housing Overlay Zone and the Senior Housing Overlay Zone, that allow for density bonuses for affordable and senior residential projects in accordance with State Density Bonus law. Section 21.12.040 of the Zoning Code addresses density bonus requirements for affordable housing and senior residential projects. Program 43 14 in the Housing Plan requires the Zoning Code to be updated to address density bonuses and other incentives for housing and/or child care facilities in accordance with the requirements of State law, including Government Code Title 7, Division 1, Chapter 4.3 (Density Bonuses and Other Incentives).
Inclusionary Housing
The City does not have any requirements that obligate developers to provide or fund housing at specific affordability levels.
Short -Term Rentals
Chapter 5.20 of the IWMC addresses short-term rentals. IWMC Section 5.20.040 requires an owner to obtain a valid business permit and short-term residential rental permit from the City before renting a dwelling unit as a short-term rental or advertising the availability of a short-term rental. There were 14 short-term rentals in Indian Wells listed on Airbnb.com in July 2021. All 14 rentals were to rent the entire home or condominium unit. It is difficult to determine if this decreases the amount of housing stock available for permanent occupancy, as the units may be used primarily as vacation homes.
BUILDING CODES AND ENFORCEMENT
New construction in Indian Wells, including additions and remodels, must comply with the 2019 California Building Code (CBC). The City adopted the 2019 California Building Code with all required updates. The Building Code establishes construction standards necessary to protect public health, safety, and welfare, and the local enforcement of this code does not unduly constrain development of housing. The 2019 California Building Code, Title 24, Part 2, Volumes 1 and 2, published by the International Code Council, was adopted by the City by reference as Title 16 of the City's Municipal Code and subject to the amendments contained in that Title.
Amendments have been made to the California Building Code, Mechanical Code, Plumbing Code, Electrical Housing Element Background Report 1 Page BR -61
Code, and Fire Code, as detailed in Title 16 of the City's Municipal Code. No local amendment to the Building Code has either been initiated or approved that directly impacts housing standards or processes. Further, these amendments have been assessed for their impact on the production of market rate and affordable housing and there are no constraints as a result. Code enforcement is conducted by the City and is based upon issues identified by the community and reported to City staff. The City maintains general records of neighborhoods where code complaints are most prevalent and works proactively with these neighborhoods to address potential issues before they become significant concerns. The City enforces its code requirements equitably throughout the community, as necessary. Program 1 in the Housing Plan has been included to help support homeowners with rehabilitating substandard housing. The Code Enforcement Department works with property owners and renters to assist in meeting State health and safety codes. 4A.3 Development Fees dry
The City of Indian Wells charges fees to process plans submitted for residential projects and to fund the provision of important services that are needed to accommodate housing and population growth. Fees and exactions are used to finance public facilities, roadways, water and sewer infrastructure, schools, and other community services. Nearly all these fees are assessed through a pro rata share system, based on the magnitude of the project's impact or the extent of the benefit that will be derived. Failure to adequately plan for residential development is a key reason why jurisdictions are so financially constrained today. In general, these fees can be a constraint on housing development and compromise market -rate affordability because the additional cost borne by developers contributes to overall increased housing unit cost. However, the fees are necessary to maintain adequate planning services and other public services and facilities in the City.
For new residential projects, developers in Indian Wells may be required to pay one or more of the following fees depending on the location, type, and size of the project:
Planning, Building, and Environmental Fees: The City of Indian Wells charges developers standard plan check fees, fees for processing applications, building permits, tentative tract maps, environmental initial study, variance, conditional use permit, or other permits to pay for the cost of processing applications and conducting inspections for specific projects. This does not include additional fees paid by the developer for project -specific environmental impact reports.
City Impact Fees: The City charges impact fees to finance new or expanded infrastructure and public facilities required to serve residents. The fee must have a reasonable relationship to the infrastructure costs and represent the marginal cost of improvements required to serve residents of the new residential projects. The City charges fees to offset impacts to public streets, drainage facilities, water quality, and parks. Other fees and assessments may apply depending on the location.
Regional Impact Fees: Regional impact fees include water and sewer fees collected by the water district and sanitation district, and school impact fees collected by the school districts as allowed by State law to finance the construction and expansion of schools to accommodate student enrollment. The water, sanitation, and school districts have the authority to set the fee levels; the City does not have any ability to adjust these fees.
Planning and permitting fees are charged on an at -cost basis to cover staff services and administrative expenses for processing development applications. Development impact fees are required to provide essential services and infrastructure to serve new residents. Impact fees are governed by State law to demonstrate a nexus between development and potential impacts. State law also requires the proportionality test to ensure the pro rata share of costs to provide services and infrastructure by individual developments is reasonable. The City recognizes that planning/permitting and development fees add to the cost of residential development. To mitigate the impact of planning/permitting and impact fees on the cost of residential development, the City uses HOME, CDBG, as well as other funding sources to gap -finance Housing Element Background Report 1 Page BR -62
affordable housing development.
Table 4-7 details the City's Planning Department processing fees for development project entitlements. One or more of the entitlements would be required to process a residential project depending on the scale and complexity of the project and a building permit is required for each residential structure.
TABLE 4-7: DEVELOPMENT PROJECT PROCESSING FEES (EFFECTIVE 07/01/2021) Entitlements
Planning and Application Fees
General Plan Amendment
$6,180.03
Specific Plan
$6,010.47
Zone Change
$6,180.03
Conditional Use Permit (New Use)
$6,904.62
Conditional Use Permit (Existing Single -Family Residential Lot)
$3,131.09
Conditional Use Permit (Modify Existing)
$4,145.30
Variance
$2,029.47
Subdivisions
Tentative Tract Map
$5,731.38
Tentative Parcel Map
j$4,749.82
Environmental Review
Categorical Exemption
416,.
$403.37
Environmental Assessment — Negative Declaration
Cost + %35 Ad. Chrg
EIR Expanding Study, Mitigated Negative Declaration
Cost + %35 Ad. Chrg
Source: City of Indian Wells, 2021
Note: This is only a partial list of typical Planning fees.
Table 4-8 details impact fees within the City.
Housing Element Background Report 1 Page BR -63
TABLE 4-8: DEVELOPMENT PROJECT PROCESSING FEES (EFFECTIVE 09/01/2021) Impact Fees
School
$3.79 per square foot
Highway 111 storm drain benefit district fee
$870.00
Art in public places (based on valuation)
$0.0025
Transportation Uniform Mitigation Fees (TUMF) — Residential $2,358.00
Single Family Detached
Transportation Uniform Mitigation Fees (TUMF) — Residential $1,358.00
Multi -Family
Quimby
$1,358
Public Improvements Fee
$2,489.00
Highway 111 Circulation Improvement Fee
$975.00 1
Source: City of Indian Wells, 2021
Table 4-9 provides the ratio of typical development cost to fees per unit for single and multi -family developments in Indian Wells, based on recent projects within the City. As shown in Table 4-9, there is not a significant difference in the total fees (development impact fees and permit fees) for single- versus multifamily development; however, as multi -family units are generally smaller than single-family units, impact fees are expected to be lower per multi -family unit. While the projected lower development fees associated with smaller multi -family units may be more attractive for developers than single family units or large multi- family units, the difference is negligible, particularly when economic factors outside the City's control are accounted for, and is unlikely to affect unit sizes or contribute to fair housing issues in the City.
The exact fees associated with an individual project will vary greatly based on the exact project parameters.
However, the City reviews its fees annually to confirm that its fees are in line with those charged by other agencies in the region and that they do not present a constraint to development.
TABLE 4-9: TOTAL PROCESSING AND FEES FOR TYPICAL SINGLE- AND MULTI -FAMILY UNITS Housing Type
Total Fees Development Cost per to Development Costs per Unit Unit
Single Family
$22,851.28
$250,000
Multi -Family
$18,061.28
$301 740
6. Source: City of Indian Wells, 2021
As part of this Housing Element Update, the City has considered all fees incurred by the development community and considered these fees as a potential constraint on housing supply and affordability. As demonstrated throughout this Background Report, the City of Indian Wells has a strong history of housing production at all income levels and proactively coordinates with the development community on a regular (at least annual) basis (see Housing Program 10). The City continues to see applications for housing development and provides incentives for the production of affordable housing (see Programs 3, 12, and 14).
The City has reviewed its fees and considered the fees of neighboring jurisdictions and, in concert with ongoing development and input from development community, has determined that the City's fees do not constrain housing supply or affordability.
Housing Element Background Report 1 Page BR -64
4B. Non -Governmental Constraints
Non -governmental constraints refer to market factors such as the demand for housing, the price of land, construction costs, availability of financing, and other factors that increase the cost of housing development.
DEVELOPMENT COSTS
Land Prices
The cost to develop housing is influenced by the cost of the raw land, the cost of holding the land during the development process, and the cost of providing services to meet City standards for development. The cost of raw land is influenced by variables such as scarcity, location, availability of public utilities, zoning, and unique features like trees and adjoining uses. In Riverside County, land prices have generally increased to reflect the demand of a rapidly growing population. A review of lots for sale and recently sold (within the last 36 months), using Zillow and LoopNet listings, found 60 vacant lots zoned for residential use in Indian Wells ranging from $230,000 to $2,200,00 or approximately $21 to $95 per square foot.
A small number of underdeveloped parcels with a single-family unit that could be redeveloped with larger, single-family homes (with ADUs) have been sold for $250,000 to $575,000 or approximately $34 to $72 per square foot, largely depending on the location within the community.
It is difficult to ascertain the cost of raw land for multifamily development since a review of multifamily developments for sale and recently sold using Zillow and LoopNet listings found no properties.
Cost of Construction
Construction cost is determined primarily by the cost of labor and materials. The relative importance of each is a function of the complexity of the construction job and the desired quality of the finished product. As a result, builders are under constant pressure to complete a project for as low a price as possible while still providing a quality product. This pressure has led (and is still leading) to an emphasis on labor-saving materials and construction techniques.
The International Code Council (ICC) provides estimates for the average cost of labor and materials for typical Type VA protected, wood -frame housing. Estimates are based on "good -quality" construction, providing for materials and fixtures well above the minimum required by state and local building codes. In the 2018 edition of the Building Safety Journal, the ICC estimated that the average per square foot cost for good -quality housing in the Indian Wells area was approximately $113 for multifamily housing and $139 — $206 per square foot for single-family homes. Although construction costs are a substantial portion of the overall development cost, they are consistent throughout the region and therefore are not considered a major constraint to housing production. The 2020 COVID-19 pandemic social distancing guidelines may increase constructions costs for an unknown period.
Construction cost increases, like land cost increases, affect the ability of consumers to pay for housing.
Construction cost increases occur due to the cost of materials, labor, and higher government -imposed standards (e.g., energy conservation requirements). The development community is currently producing market rate for -sale housing that is affordable to moderate and above moderate -income households.
Cost and Availability of Financing
Financing is critical to the housing market. Developers require construction financing and buyers require permanent financing. The two principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing.
• If financing is not easily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required. • Higher construction period interest rates for developers result in higher development costs. For Housing Element Background Report 1 Page BR -65
homebuyers, higher interest rates translate into higher mortgage payments (for the same loan amount), which therefore reduces the purchasing power of homebuyers.
On May 6, 2021, the reported average rate for a 30 -year mortgage was 2.96% with 0.6 fees/points (Freddie Mac, 2021). From 2005 through 2021, average monthly mortgage rates have ranged from a high of 6.76% in July 2006 to today's record lows. For homebuyers, it is necessary to pay a higher down payment than in the recent past, and demonstrate credit worthiness and adequate incomes, so that loan applications meet standard underwriting criteria. While adherence to strict underwriting criteria was not required during the early and mid -2000s, the return to stricter standards is consistent with loan standards prior to 2001.
Approved and Built Densities
While the City's zoning regulations identify minimum and maximum densities that can be developed in Indian Wells, individual developers may opt to build at the lower, mid -range, or higher end of allowed densities.
Recent projects in Indian Wells that are built or are under construction are consistent with the densities anticipated by the City's General Plan and Zoning Code and typically built within 10% of the maximum allowable density. The City has received feedback from the development community that the maximum density levels are realistic and achievable, and the City expects to continue to see projects built at or around the maximum allowable density.
AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face other constraints. While there is a range of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, financial assistance for the development of affordable housing is limited and highly competitive.
Multiple funding sources are typically needed to construct an affordable housing project since substantial subsidies are required to make the units affordable to extremely low, very low, and low-income households.
It is not unusual to see five or more funding sources assembled to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding can often effectively dictate the type and size of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.
This situation has worsened in recent years. Federal and state funding has decreased and limited amounts of housing funds are available. Tax credits, often a fundamental source of financing for affordable housing, are no longer selling on a one for one basis. In other words, once a project has received authorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value but are purchasing them at a discount.
Housing Element Background Report 1 Page BR -66
Nonetheless, the City has had success in collaborating with other stakeholders for the development of affordable housing in Indian Wells. The City has entered into an Exclusive Negotiating Agreement (ENA) with Abode Communities to develop 99 deed restricted affordable housing units plus 1 manager unit (all multifamily units), on approx. 6 -acres of Housing Authority property along HWY 111, immediately west of Mountain View Villas. The Housing Authority would lease the property with affordable covenants for a 55 - year term. The Housing Authority owns one additional parcel west of the Indian Wells Tennis Garden; this approximately 12.64 -acre sites is an -a long-term opportunity for the City to continue working with developers of affordable housing to expand the housing choices in Indian Wells. 4C. Environmental Constraints
According to the City's 2019 Local Hazard Mitigation Plan, environmental hazards affecting residential development in the City include flood hazards and geologic and seismic conditions, which provide the greatest threat to the built environment. These natural hazards may constrain residential development by threatening public safety and infrastructure. To protect the health, safety, and welfare of residents in Indian Wells, the City has adopted regulations that limit development within areas of high risk and/or require design standards that can withstand natural hazards. In preparing the City's inventory of sites designated for residential development (Appendix A), the City considered the extent to which sites were constrained by hazards, and potential hazards are accounted for as part of the capacity study. There are no known environmental constraints or other constraints that would preclude housing development on identified sites in the planning period or reduce the potential capacity of a site to a level lower than what has been assumed in Appendix A. The following hazards may impact development of residential units in Indian Wells.
Geologic and Seismic Hazards
Similar to other southern California cities, the City of Indian Wells is located in an area of high seismic activity.
Although no active or potentially active faults traverse the City, Indian Wells is located within twenty miles of two faults: the San Andreas Fault to the north and the Indian Wells to the south. Surface rupture in Indian Wells is unlikely since no faults have been identified within the city boundaries. However, the City is likely to experience ground shaking, the degree to which would be based on the fault from which the earthquake occurs, distance from the City, and the magnitude. Impacts of an earthquake include potential liquefaction, which occurs when the strength and stiffness of a soil is reduced by intense ground shaking. Structures particularly susceptible to earthquake damage include tilt -up structures, unreinforced masonry buildings, older buildings, and mobile homes. After the 1971 San Fernando earthquake, building codes and design criteria were updated to address seismic occurrences.
Flood Hazards
Indian Wells and the surrounding desert area are subject to intense storms which result in substantial runoff and flash flooding. Two major flood control channels exist in Indian Wells: the Whitewater River flood control channel, running in an easterly direction just north of Highway 111; and the Deep Canyon flood control channel, running in an easterly direction just south of Fairway Drive and Iroquois Drive. Parts of Indian Wells lie within 100 -year and 500 -year flood zones published by the Federal Emergency Management Agency (FEMA). Within the 100 -year and 500 -year flood zones, there is a 1.0 -percent and 0.2 -percent or greater chance of flooding in any given year, respectively. The 100 -year flood zone is generally restricted to the Whitewater flood control channel and Deep Canyon flood control channel, whereas the 500 -year flood zone exists generally within the central and western parts of the City. Residential development within these areas is subject to specific standards outlined in the City's Floodplain Management Ordinance to minimize flood hazard damage and risk. These standards do not pose a significant constraint to housing.
Housing Element Background Report 1 Page BR -67
Extreme Weather
Indian Wells and the surrounding desert area are subject to periods of extreme heat and cold, as well as high winds and dust storms. The City utilizes a community -wide email blast and Nixie emergency notification system (ENS) to notify residents in advance of any impending severe weather event. Extreme heat significantly increases the potential for heat -related illnesses, particularly for those working or participating in outdoor activities. Although there are no cooling stations located within the City, cooling stations exist throughout the Coachella Valley, with the closest located at the La Quinta Wellness Center. The cost of installation of heating and cooling systems (HVAC) in residential developments does not pose a significant constraint to housing.
Archaeological, Historic, and Native American Cultural Resources Indian Wells has a rich history with many archaeological, historic, and Native American cultural resources identified within and surrounding its boundaries. While many of these historic and pre -historic and resources have been formally recorded, there may still be properties that contain buried cultural and archaeological resources and unrecorded structures. Because of the confidentiality of these resources, especially archaeological and Native American sites, the City will follow State law requirements with regards to analysis of these resources and consultation with local tribes.
4D. Infrastructure Constraints
Another factor adding to the cost of new construction is the provision of adequate infrastructure: major and local streets; curbs, gutters, and sidewalks; water and sewer lines; storm drains; and street lighting. All these improvements are required to be built or installed in conjunction with new development. In most cases, these improvements are dedicated to the City, which is then responsible for their maintenance. The cost of these facilities is borne by developers, added to the cost of new housing units, and eventually passed on to the homebuyer or property owner. As noted in the Resources chapter of this Housing Element, public infrastructure and services are available, or are programmed to be made available, for all the sites included in the sites inventory, including the capacity to accommodate Indian Wells's total share of the regional housing need (RHNA).
Senate Bill 1087 (enacted 2006) requires that water providers develop written policies that grant priority to proposed development that includes housing affordable to lower income households. The legislation also prohibits water providers from denying or conditioning the approval of development that includes housing affordable to lower income households, unless specific written findings are made. Senate Bill 1087 also mandates priority sewage collection and treatment service to housing developments providing units affordable to lower income households. The City will provide a copy of the Housing Element to its water and sewer providers in compliance with Government Code Section 65589.7 and SB 1087. As well, the Planning Department will continue to coordinate with the water and sewer providers to ensure priority service provision to affordable housing developments.
Housing Element Background Report 1 Page BR -68
Water Capacity
Water supply and distribution in Indian Wells is provided by Coachella Valley Water District (CVWD) in the West Valley division of the Indio Subbasin. Water delivered to customers in the City is a combination of groundwater from the Coachella Valley Groundwater Basin (DWR Basin No. 7-21), recycled water, and imported water from the Colorado River through the Coachella Channel and through an exchange agreement with the Metropolitan Water District of Southern California (MWD).
The 2020 Coachella Valley Regional Urban Water Management Plan (RUWMP) states that it will be able to serve 100 percent of projected demands for the City of Indian Wells in normal, single -dry and multiple -dry years. Collectively, water supplies are projected to be sufficient to meet demands in all year types through the planning horizon (20 years).2
•
Sewer Capacity
Wastewater services within Indian Wells are provided by CVWD. CVWD operates and maintains five water reclamation plants (WRPs), three of which are equipped to treat wastewater to meet state standards for non -potable water for irrigation. Wastewater in the City collect in the citywide network of gravity sewers and lift stations and are conveyed to the WRPs. Wastewater conveyed to the WRPs receives secondary treatment before it is either disposed of by evaporation -infiltration basins, released to the Coachella Valley Stormwater Channel, or receives tertiary treatment at one of two of the WRPs. The WRPs have a combined design capacity of approximately 30 million gallons per day (mgd) and currently process an average daily flow (DWF) of 17 mgd. The WRPs have a remaining capacity of about 13 mgd.' The local system of collector and lateral sewer lines is operated and maintained by CVWD, while overall wastewater collection system is regulated under the jurisdiction of the Regional Water Quality Control Board, the State Water Resources Control Board, and the U.S. Environmental Protection Agency. CVWD's wastewater collection system consists of approximately 1,160 miles of 6 -inch through 36 -inch diameter sewers, and includes 28 sewage lift stations and associated force mains. No deficiencies have been identified in the District's regional facilities that serve Indian Wells.
Electric, Gas, and Telecommunications
Southern California Edison (SCE) provides electrical service and Southern California Gas Company (SoCalGas) provides natural gas services to residences and businesses throughout the City of Indian Wells. SCE provides electricity service to 15 million people over an approximately 50,000 square mile area throughout southern California.3 SoCalGas provides natural gas service to approximately 21.6 million customers, spanning roughly 20,000 miles.4 Infrastructure to deliver electricity and natural gas throughout Indian Wells is currently in place. SCE and SoCalGas can generally can provide these services to newer development on request.
Telecommunications services in Indian Wells are provided by a variety of service providers including AT&T and Spectrum. Infrastructure to deliver telecommunications throughout Indian Wells is currently in place and can generally be provided to newer development upon request. 2 "2020 Coachella Valley Regional Urban Water Management Plan," Coachella Valley Water District et. a/(June 2021). 3 "About Us," Southern California Edison, https://www.sce.com/about-us (November 2021). 4 "Company Profile," Southern California Gas Company, https://www.socalgas.com/about-us/company-profile (November 2021).
Housing Element Background Report 1 Page BR -69
5. Housing Resources
This section of the Housing Element describes resources available for housing development. Resources include land designated for housing development and financial resources to assist with the development of housing.
5A. Regional Housing Needs Allocation (RHNA)
The City of Indian Wells falls under the jurisdiction of the Southern California Association of Governments (SCAG). SCAG is responsible for developing a Regional Housing Needs Plan (RHNP) allocating the region's share of the statewide housing needs to lower -level councils of governments, which then allocate the needs to cities and counties in the region. The Regional Housing Need Assessment (RHNA) is a minimum projection of additional housing units needed to accommodate projected household growth of all income levels by the end of the Housing Element's statutory planning period.
This RHNA covers an 8 -year planning period (2021 through 2029) and is divided into four income categories:
very low, low, moderate, and above moderate. The City's 2021-2029 RHNA is 382 units, as shown in Table 5-1. Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely low- income households (0-30% Area Median Income (AMI)). In estimating the number of extremely low-income households, a jurisdiction can use 50% of the very low-income allocation; therefore, the City's very low income RHNA of 117 units can be split into 59 extremely low income and 58 very low-income units.
TABLE 5-1: RHNA 2021-2029
Income Group
Total Housing Units
Allocated
Percentage of Units
Extremely/Very Low
117
31%
Low
81 21%
Moderate
91 24%
Above Moderate
83 24%
Total
382
100%
Source: Southern California Association of Governments, 2021 Housing Element law does not require the City to ensure that the numbers of dwelling units identified in the RHNA are built within the planning period. The law does, however, require that the City provide an inventory of land suitably zoned and with available infrastructure and utilities to meet that need. 5B. Progress Towards the RHNA
Since the RHNA uses June 30, 2021 as the baseline for growth projections for the 2021-2029 planning period, jurisdictions may count housing units that have been developed, are under construction, and/or have received their building permits after June 30, 2021 and units that have been approved/entitled but are not yet built toward their RHNA obligation. These credits are described below.
UNITS UNDER CONSTRUCTION/BUILT SINCE JULY 1, 2021
Since this date, 17 housing units have been developed, are under construction, or have received building permits in Indian Wells (Table 5-2Table ). These units include 12 single-family residences projected to be affordable to above -moderate income households and 5 accessory dwelling units (ADUs). Consistent with SCAG's affordability assumptions for ADUs in the Riverside/San Bernardino County Region, the City has assumed that 2 of the ADUs are affordable to very low income households, 1 affordable to low income households, 1 affordable to moderate income households, and 1 affordable to above -moderate income Housing Element Background Report 1 Page BR -70
households. Moving forward, the City has included Program 8 in the Housing Plan to monitor the affordability of ADUs developed in Indian Wells to more accurately account for their role in helping achieve the City's housing goals by income level.
UNITS APPROVED/ENTITLED TO BE DEVELOPED DURING THE PLANNING PERIOD Jurisdictions may also count projects that are approved/entitled but not yet built or under construction; 233 units serving moderate- and above -moderate income households are expected to be developed during the planning period. Three separate projects comprise these units: Province, Toscana, and Indian Wells Crossing Specific Plan. These projects are described below:
Province: The Province project has been entitled for a total of 133 single-family units. Based on market sales prices for similar new single-family units, the City assumes that all of these units will serve the City's above -moderate income needs. Prior to the planning period, 12 units were developed, and project went dormant for several years. However, Lennar Development is now currently working on revising architecture for remaining 119 units and plans to develop them in near future. The City has credited 119 units from the Province project towards helping meet its above -moderate income RHNA.
Toscana: The Toscana project is in its final phase of development and has 60 single-family homes remaining to be built (53 traditional single-family homes and 7 custom homes). Based on market sales prices for similar new single-family units, the City assumes that all of these units will serve the City's above -moderate income needs. all of these homes should be considered Above Mod 120+% and are expected to have building permits pulled after July 1, 2021, and complete construction within 4-5 years. The City has credited 60 units from the Toscana project towards helping meet its above -moderate income RHNA.
Indian Wells Crossing: Specific Plan Project - Planning Area No. 2 (i.e. Indian Wells Crossing) has been entitled and has a current Development Agreement to build a hotel with hotel villas and 54 residential condominiums with individual ownership. vvrme tne exact sales price for tne conaominiurn units has not yet been established, based on project -specific information and market trends, the City has projected that the units will be affordable to moderate -income households. Moderate income households can afford to purchase homes up to approximately $417,000. There are no comparable projects in Indian Wells that reflect the development pattern, unit size, or style of the 54 condominium units planned at Indian Wells Crossing. However, the City has inventoried condominiums for sale in nearby communities and finds that condominium units similar to those approved at Indian Wells Crossing sell for prices affordable to moderate -income households. This includes studio to 3 -bedroom condominiums for sale in Cathedral City, Rancho Mirage, Palm Desert, Bermuda Dunes, and La Quinta. Based on discussions with the project developer, buildout of residential condos are expected prior to end of 6th Housing Cycle. The City has credited 54 units from the Indian Wells Crossing project towards helping meet its moderate income RHNA. As part of Programs 3 and 4, the City is committed to maintaining an adequate inventory of sues available to accommodate its RHNA at all income levels for the entire planning period. As part of the City's annual reporting process, the City will record the actual sales price of the condominium units at Indian Wells Crossing, and if the units, based on market rents, are not affordable to moderate -income households the City is obligated, through Program 4, to identify alternatives sites to accommodate its remaining unmet RHNA.
Housing Element Background Report 1 Page BR -71
SUMMARY OF PROGRESS TOWARDS MEETING 6TH CYCLE RHNA
These credits towards meeting the City's RHNA obligation are specified in Table 5-2. Units at Indian Wells Crossing identified as being affordable to moderate -income households are is based on market evidence as described above; all other units are identified as being affordable to above -moderate income households.
TABLE 5-2: CREDITS TOWARDS THE RHNA
Project - 2 +
= o �_ Is o
y y E a c o 0 0 o d a
K> 3 00 C a- 0 0
w C J Q c
Units Constructed/Under Construction/Building Permits Issued since June 30, 2021 Various Single -Family Lots
0 0
0 12
12 Accessory Dwelling Units
2 1
1 1
5 Subtotal
2 1
1 13
17 Approved/Entitled Units Not Yet Under Construction
Province
0 0
0 119
119
Toscana
0 0
0 60
60 Indian Wells Crossing
0 0
54 0
54 Subtotal
0 0
54 179
233
Total
2 1
55 192
250
Source: City of Indian Wells, 2021
As of November 2021, the City has achieved approximately 66% of its overall RHNA obligation with housing units constructed, under construction, or approved/entitled (250 units). However, the majority of these units are affordable to above -moderate income households (a category for which the City has already exceeded its RHNA by 99 units). When considering the remaining RHNA by income category, the City has a remaining RHNA of 231 units as shown in Table 5-3 (115 extremely low/very low-income units, 80 low-income units, and 36 moderate -income units).
,,q1</P
Housing Element Background Report 1 Page BR -72
TABLE 5-3: REMAINING RHNA
Project
>. > E
CD oQ
0> c..
'LIa c
u = 3 in
W p
E
0<
c o
3 "?
0 )•- —
.-oo<
a� °' <
0 E 0
C
a, E
m 12 mQ
c W O +
< o c
N
—
:°
.-
2021-2029 RHNA
117
81 91
93 382
Completed/Under
Construction/Permits Issued
2 1
1 13
17 Units Approved/ Entitled
0 0
54 179
233
Subtotal
2 1
55 /92
250
Remaining Allocation
115
80 36
0 (surplus of
99 units)
231
Source: City of Indian Wells, 2021, SCAG, 2021
5C. Strategy to Accommodate Remaining RHNA
Housing element law requires an inventory of land suitable for residential development (Government Code Section 65583(a)(3)). An important purpose of this inventory is to determine whether a jurisdiction has sufficient land allocated for the development of housing to meet the jurisdiction's share of the regional housing need, including housing to accommodate households of all income levels.
This section provides an analysis of the land available within the City for residential development. In addition to assessing the quantity of land available to accommodate the City's total housing needs, this section also considers the availability of sites to accommodate a variety of housing types suitable for households with a range of income levels and housing needs.
The City of Indian Wells' 6th Cycle residential capacity falls into fet three categories:
1) Proposed project: Abode Communities Affordable Housing; 2) Accessory dwelling units;
3 -)—Rezone
4)3) Gopportunity site for rezoning.
As described throughout this section, the City has identified a strategy to accommodate its RHNA allocation at all income categories for the 2021-2029 planning period. Moreover, Indian Wells has a recent track record of supporting development of affordable housing, working with affordable housing developers, and addressing needs of the community's vulnerable populations, including seniors.
1. PROPOSED PROJECT: ABODE COMMUNITIES AFFORDABLE HOUSING The City of Indian Wells has entered into an Exclusive Negotiating Agreement (ENA) with Abode Communities to develop 99 deed -restricted affordable housing units plus 1 manager unit (for a total of 100 multifamily units) on approximately 6 -acres of Housing Authority property along HWY 111, immediately west of Mountain View Villas. The Housing Authority would lease the property with affordable covenants for a 55 -year term.
The project is expected to be approved and built during the planning period. The City has identified the proposed Abode Communities Affordable Housing project as meeting a portion of the City's lower-, moderate- , and above -moderate income RHNA. Consistent with the ENA, 50 of the proposed units will be deed - restricted to very low-income households, 36 will be deed -restricted to low-income households, 13 will be deed -restricted to moderate -income households, and the manager's unit is expected to be affordable to above -moderate income households.
Housing Element Background Report 1 Page BR -73
2. ACCESSORY DWELLING UNITS
As of January 2020, newly adopted State of California legislation pertaining to Accessory Dwelling Units (ADUs) went into effect. The legislation changes specifically amended Government Code Sections 65852.2 and 65852.22. In response to these legislative changes, the City of Indian Wells updated its zoning ordinance to be consistent with State law. The details of the City's Zoning Ordinance relevant to ADUs are included in the Constraints section of this Background Report.
The City of Indian Wells did not approve any ADUs in 2018 or 2019. However, once the City updated and began implementing its ADU Ordinance, at least 4 ADU applications were submitted in 2020 and one ADU was approved, constructed and occupied (this unit is recorded in the City's 2020 Housing Element Annual Progress Report)s-wer-e-appfekked. In 2021, the City has permitted at least 5 ADUs (which will be recorded in the City's 2021 Housing Element Annual Progress Report) and this trend is expected to continue. The City recognizes that ADUs are an excellent opportunity to supplement the City's existing housing stock and provide more affordable housing choices in existing neighborhoods, especially high -resource neighborhoods with limited or no vacant land remaining.
Given that ADU production in Indian Wells has only been reasonably possible since 2020 upon the City's update to its ADU Ordinance, the City has used an average of the production of ADUs over the past two years (2020 and 2021) to project future production during the planning period. Having produced 4-1 ADUs in 2020 and 5 ADUs in 2021, the City has identified an annual production of 43 units, for a total projection of 56-24 ADUs during the 8 -year planning period. Additionally, the income level of these ADUs has been assumed to be consistent with the findings of SCAG's ADU affordability study, and the income of these units are allocated consistent with SCAG's findings for Riverside/San Bernardino Counties.
3. PRESERVATION OF EXISTING AFFORDABLE UNITS AT RISK OF CONVERSION Pursuant to -Government Codc Section 65583.1(c), thc City may also count as a credit towards meeting a iaefrt-ietn-ef--it-s-6th-C-yeie-RH-NA-ex4st-ifi-g-affer-el-abte-un-it-s-at—Fisk--ef-eefiveFsi-en-t-e-m-afket—r-at-e-u-ait-s-dufER-g4h-e planning that will be preserved with through committed assistance from the City by acquisition of the unit or the purchase of affordability covenants for thc unit. Units credited through this method may account for up to 25 percent of thc City's RHNA by income category. Based on this methodology and thc City's RHNA aJ included in Table 5 'I, thc City may consider up to 29 preserved units as meeting its very low income RHNA, RHNA (for a total consideration of 71 preserved units, which represent 18.6% of thc City's overall RHNA). which include 31 very low, 15 low, and 13 moderate income units, that arc at high risk of conversion to unit preserved at affordable housing costs to persons or families of low or very low incomes with committed assistance from thc city or county by acquisition of thc unit or thc purchase of affordability covenants for thc unit shall not be deemed preserved unless thc following occur:
-The-unit has long term affofelabilit trictions that require the unit to be affordable to, and reserved for occupancy by, persons of the same or lower income group as the current occupants for a period of at /cast 55 y ars. Program 2 in thc Housing Plan requires thc City to place income group as the current occupants for a period of at least 55 years. 65863.10(a)(3)(M)(iii) as it is a multifamily rental housing development that has received assistance through thc sale or I asc of public property at or below market rates and which includes a multifamily rental housing development that receives the following assistance provided by counties or cities in Housing Element Background Report 1 Page BR -74
exchange for restrictions on the maximum rents that may bc charged and on the maximum tenant with thc county or city.
sonably expected,
to change from housing affor
the next eight years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. Thc City's Finance Director and City Attorney have advised thc Executive Director the ncxt 8 years. It is highly likely that thc Housing Authority will need to convey thc property to a rehabbing the property to maintain safe and sanitary conditions. The City will conducted a public hearing on or before October 1, 2021 to determine that the Indian Wells Villas arc reasonably expected to change from housing affordable to low and very low income households during the ncxt cight years.
iv:— The unit is in decent, safe, and sanitary condition at the time of occupancy. Thc Indian Wells Villas arc in decent, safe, and sanitary condition and will -be -required to bc maintained in this condition at the time of occupancy and throughout thc affordability period identified in paragraph (i) above.
At the time the unit is identified for preservation it is available at affordable cost to persons or families of low or very low income. Currently, there arc 31 very low, 15 low, and 13 moderate income units in the Indian Wells Villas available to persons or households in those income brackets. Of these Program 2 ensures that thc City of Indian Wells will commit assistance for thc preservation of 29 very low, 65583.1(c)(2)(C) arc met.
43. OPPORTUNITY SITE FOR REZONING
After accounting for the units at the proposed Abode Communities project and the future development of ADUs and JADUs, the City has identified a shortfall of sites with zoning in place to address the City's very low, low, and moderate income regional housing needs (RHNA). As presented Table 5-4, the City has a current shortfall of zoning for 110 units, requiring an additional 8 acres of land zoned for 20 units/acre (lower income). The City conducted a thorough analysis of all remaining vacant, undeveloped, and unentitled land in the City to evaluate the feasibility of rezoning at least eight acres to allow for higher -density residential development to accommodate the City's remaining RHNA. Through this process, the City identified two potential sites (Sites A and B) based on the following required criteria:
• Vacant
• Undeveloped/unimproved
• Outside of an approved Specific Plan
• No long-term lease or other encumbrance that would preclude development during the planning period
Site A, located at the northeast corner of Miles Avenue and Warner Trail, is 8 to 10 acres located on a 34 - acre parcel currently designated as Medium Density Residential (with a maximum density of 7 du/ac). Site B, located on the south side of Miles Avenue across from the Indian Wells Tennis Garden, is comprised of two separate parcels totaling 27 acres, and is currently designated for Resort Commercial. Site A is vacant and Site B is mostly vacant, with a small improved parking lot on one parcel. The City hosted a community Housing Element Background Report 1 Page BR -75
workshop on the Housing Element to discuss the opportunities and challenges associated with rezoning a site of at least 8 acres at either Area A or Area B to accommodate the City's remaining RHNA. At this meeting, hosted in April 2022, the public provided feedback that while both sites were generally acceptable locations, given that Area A is already designated for residential development and Area B is not, AreaA would be the more preferable location to accommodate the required rezoning of 8 acres to accommodate the City's remaining RHNA. Through this process, the City has identified Area A (APN 633360002) as the most appropriate location in the City to accommodate the rezoning of 8 acres, through the application of a new Housing Opportunity Site Overlay, in order to accommodate the City's remaining RHNA of 110 units.
As previously described, this site is undeveloped and vacant. The property owner has expressed interest in developing the site, including developing a portion of the site specifically for affordable housing, and has met with the City to evaluate preliminary ideas. Through the application of the City's new Housing Opportunity Site Overlay to 8 -acres of the site, the City has identified a potential capacity of 128 units based on a realistic capacity of 16 du/acre (as proposed by Abode Communities, a project which has been determined to be financially feasible and developable in Indian Wells). The City has assumed a distribution of units by affordability level consistent with the proposed affordable Abode Communities project. This results in the distribution of the total capacity of 128 units as follows: 64 very low income units, 46 low income units, 17 moderate income units, and 1 above -moderate income unit.
The City has included Program 3 which commits the City to prepare and adopt a new Housing Opportunity Site Overlay to provide the opportunity for 100% affordable projects to achieve a density of up to 24 du/ac and to apply this Overlay to at least 8 acres to the 34 -acre vacant and undeveloped property located at the northeast corner of Miles Avenue and Warner Trail (APN 633360002). Further, as part of Program 4, the City is committed to completely a comprehensive update to its General Plan, which will include amendments to allow for the application of the Housing Opportunity Site Overlay to parcels designated as Medium Density Residential in the General Plan.
35 ADEQUACY OF SITES TOWARD THE RHNA
Including the proposed Abode Communities project (100 units), ADU projections (36 24 units), preserved at risk affordable units (62 units), and opportunity site for rezoning ( 128 units), the sites inventory identifies capacity for at least 304-504 units, 242-212 of which have been identified as being able to meet the City's remaining lower -income RHNA of 195 units.
approved/entitled but not yet built, tThe City has demonstrated the ability to exceed its RHNA by 155 122 units, a 4931% overall surplus. Overall, the City has the ability to adequately accommodate the remaining RHNA at all income levels through implementation of its Housing Plan (Table 5-4).
TABLE 5-4: RHNA SITE INVENTORY
Extremely Very
Low/Very Low
Income (0-50%
AMI)
Low Income
(51-80%
AMI)
Moderate
Income (81-
120% AMI)
Above Moderate
income (121%+
AMI)
Total
2t?21-2029 RHNA Targets
117
81 91
93 382
Credits (Entitled/Under
2 1
55 194
252
Construction Projects with
occupancy post 6/30/21)
Strategy 1: Proposed Project
(Abode Communities)
50 36
13 1
100
Strategy 2: ADUs
8-6
1-28
128
42 3624
Existing Site Capacity
58 45
76 197
376
Housing Element Background Report 1 Page BR -76
RHNA Shortfall
(59)
(36)
(151
0 (surplus of
104)
110
Strategy 3: Rezone
Opportunity Site
64 46
17 128
Total Capacity for the 6th Cycle
(Existing and Rezone Site)
504
Surplus
5 10
2 105
122
Percent Surplus
6%
112%
31%
Source: City of Indian Wells, 20242022
Q.(1
•
Housing Element Background Report 1 Page BR -77
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Housing Element Background Report 1 Page BR -79
5D. Financial Resources
The City's primary financial resource for affordable housing development was previously the redevelopment housing set -aside fund. With the dissolution of the Indian Wells Redevelopment Agency, those funds are no longer available. The City is not an entitlement jurisdiction for Federal CDBG and HOME funds. The City receives a suballocation of CDBG funds through the County of Riverside Economic Development Agency.
Indian Wells receives approximately $30,000 annually and uses the funds for maintenance and modifications to existing affordable senior housing projects within the City.
City and Regional Resources
Coachella Valley Housing Coalition (CVHC) Program: The Self Help Homeownership Program consists of families helping other families achieve home ownership. Families form an informal association and agree to help each other build their homes with technical assistance provided by a competent construction supervisor.
CVHC was recently awarded a $6 million federal grant from the U.S. Department of Agriculture (USDA) in April 2021.
Finance Agency Lease -Purchase Program: Riverside/San Bernardino County Housing Finance Agency Lease Purchase Program provides down payment assistance and closing costs for eligible households up to 140 percent of the area median income.
Mortgage Credit Certificate: The Riverside County Mortgage Credit Certificate Program is designed to assist low and moderate income first time homebuyers. Under the Mortgage Credit Certificate Program, first-time homebuyers receive a tax credit based on a percentage of the interest paid on their mortgage. This tax credit allows the buyer to qualify more easily for home loans, as it increases the effective income of the buyer.
Under federal legislation, 20 percent of the funds must be set aside for buyers with incomes between 75 and 80 percent of the county median income.
Riverside County First -Time Homebuyers Program: The City participates in the Riverside County First -Time Homebuyers (FTHB) Program for low- and moderate -income households. The FTHB program provides down payment and homebuyer loan assistance of up to 20 percent of the purchase prices of the home with an assistance cap of $75,000. To qualify, homebuyers must not earn more than the specified income limit; the home must be located in Indian Wells, and the homebuyer must occupy the home as their primary residence.
The program is funded by a grant from the State's Permanent Local Housing Allocation (PLHA) Program.
State Resources
Affordable Housing and Sustainable Communities Program (AHSC): Administered by the Strategic Growth Council, this program provides grants and/or loans to fund land -use, housing, transportation, or land preservation projects that support infill and compact development that reduce greenhouse gas emissions California Emergency Solutions and Housing (CESH): This program provides funds for a variety of activities to assist persons experiencing or at risk of homelessness, such as housing relocation and stabilization services (including rental assistance), operating subsidies for permanent housing, flexible housing subsidies, emergency housing operating support, and homeless delivery systems California Housing Finance Agency Program: The California Housing Finance Agency (CHFA) has three single- family programs for primarily moderate and middle income homebuyers: the Home Ownership Assistance Program and the Affordable Housing Partnership Program. Each provides permanent mortgage financing for first-time homebuyers at below -market interest rates.
CaIHFA First Mortgage Loan Programs: The California Housing Finance Agency (CaIHFA) offers a variety of loan programs for low and moderate income first-time homebuyers who secure a CaIHFA 30 -year fixed mortgage.
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CaIFHA Downpayment Assistance Program: Moderate income households may receive a deferred loan of up to the lesser of 3.5% of the purchase price or appraised value of a home, to be applied to the down payment and/or the closing costs for the residence, with a cap of $10,000.
Golden State Acquisition Fund (GSAF): A financing program aimed at supporting the creation and preservation of affordable housing throughout the State of California. Financing is available for rental housing and homeownership opportunities in urban and rural communities.
HomeChoice Program: This State program provides disabled low and moderate income households with a low -interest 30 -year mortgage for a first-time homebuyer.
Housing Choice Voucher (formerly Section 8): The Riverside County Housing Authority administers the Housing Choice Voucher rental assistance program to lower income renters within the County. Housing Choice Vouchers allow lower income households to use rental subsidies anywhere in the County, including Indian Wells.
Housing for a Healthy California (HHC) Program: This program creates supportive housing for recipients of or those eligible for health care provided through the California Department of Health Care Services' Medi- Cal program.
Federal Resources
Choice Neighborhoods Grants: Funds to address distressed neighborhoods and public and assisted projects to transform them into viable and sustainable mixed -income neighborhoods by linking housing improvements with appropriate services, schools, public assets, transportation, and access to jobs. Planning grants and implementation grants are available.
Community Reinvestment Act: The Community Reinvestment Act provides favorable financing to affordable housing developers. The Redevelopment Agency, development community, and local, regional, and national banks are encouraged to work together to meet their obligations pursuant to the Community Reinvestment Act.
Low Income Tax Credits: Low Income Housing Tax Credit (LIHTC) provides federal tax credits for private developers and investors that agree to set aside all or a portion of their units for low-income households. A minimum of 20 percent of the units must be affordable to low income households and 40 percent of the units must be affordable to moderate income households.
Neighborhood Stabilization Program: HUD's Neighborhood Stabilization Program makes emergency assistance grants available to local governments for the acquisition, redevelopment, and renting or resale of foreclosed properties at -risk of abandonment.
Section 202 Housing for Seniors: HUD provides capital advances to finance the construction, rehabilitation or acquisition with or without rehabilitation of structures that will serve as supportive housing for very low- income elderly persons, including the frail elderly, and provides rent subsidies for the projects to help make them affordable.
Section 811 Housing for Persons with Disabilities: Grants to non-profit developers of supportive housing for persons with disabilities, including group homes, independent living facilities and intermediate care facilities.
U.S. Department of Agriculture (USDA) Housing Programs: This program provides homeownership opportunities for individuals and below market -rate loans/grants to public and non-profit organizations for new construction, preservation, or rehabilitation of farmworker/rural multi -family rental housing.
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5E. Administrative Resources
Coachella Valley Housing Coalition (CVHC): CVHC provides community programs, credit counseling, and homeowner education to assist renters and homeowners in the Coachella Valley.
Coachella Valley Association of Governments (CVAG): The City works with CVAG on a variety of issues to address homelessness. CVAG provides homelessness services such as rapid re -housing and crisis stabilization units.
Fair Housing Council of Riverside County: The City works with the Fair Housing Council of Riverside County (FHCRC) to provide anti -discrimination services, landlord -tenant mediation, fair housing training and technical assistance, enforcement of housing rights, administrative hearings, home buyer workshops, lead - based paint programs, and other housing related services for City residents.
Housing Authority of the County of Riverside (HACR) Family Self -Sufficiency (FSS) Program: This program assists families receiving rental assistance move to economic independence. This program includes workshops on financial assistance for higher education, credit repair/home ownership, self-esteem, resume writing, parenting, and stress management.
HACR Homeownership Program: This program assists with cleaning up credit problems for eligible residents and works closely with the FSS program to obtain the goal of homeownership while earning an escrow account.
5F. Energy Conservation Opportunities
In relation to new residential development, and especially affordable housing, construction of energy efficient buildings does add to the original production costs of ownership and rental housing. Over time, however, housing with energy conservation features should result in reduced occupancy costs as the consumption of fuel and electricity is decreased. This means the monthly housing costs may be equal to or less than what they otherwise would have been if no energy conservation devices were incorporated in the new residential buildings. Reduced energy consumption in new residential structures, then, is one way of achieving more affordable housing, as those costs are measured in monthly carrying costs as contrasted to original sales price or production costs. Generally speaking, utility costs are among the highest components of ongoing carrying costs. The City implements California Building Code Article 24 requirements as mandated by State law. Indian Wells is located in Zone 15, which is one of the strictest energy conservation zones in California.
In 2009, the City updated the Conservation and Open Space Element of the General Plan to include additional policies for energy conservation. Goal IIB7 and Objective A-5 requires that the City include energy conservation measures in the construction of housing.
Since 2009, the City of Indian Wells has partnered with the Coachella Valley Association of Governments (CVAG) as part of its Desert Cities Energy Partnership. In the fall of 2011, CVAG developed a "green government initiative" on behalf of member jurisdictions to promote energy efficiency, green building and sustainability, with funding received from Southern California Edison and the California Public Utilities Commission. As part of this initiative, the Green for Life Program, City staff has participated in ongoing coordination and review with CVAG and the Green for Life consultant team on various program elements.
The Green for Life Program, adopted on June 6, 2013 includes:
• Voluntary Green Building Program. The Green Building Program is a voluntary program to increase building efficiency 15 percent over current state requirements. It has been adopted by the cities of Desert Hot Springs, Cathedral City, Palm Springs, and Rancho Mirage and will be considered for adoption by Indian Wells.
® Climate Action Plan. A 2010 greenhouse gas (GHG) inventory has been completed and a Climate Housing Element Background Report 1 Page BR -82
Action Plan, a greenhouse gas reduction plan, has been prepared. The Climate Action Plan is the strategic blueprint for the City to reach the GHG reduction targets identified through the GHG inventory.
5G. Consistency with the General Plan
Government Code Section 65300.5 states: "In construing the provisions of this article, the Legislature intends that the general plan and elements and parts thereof comprise an integrated, internally consistent and compatible statement of policies for the adopting agency." Additionally, Government Code Section 65583 (c)(7) requires the identification of "means by which consistency will be achieved with otl general plan elements and community goals."
The Housing Element of a general plan sets out a city's overall long-range planning strategy for provsinq housing for all segments of the community. The California Government Code requires general plans to contain an integrated, consistent set of goals and policies. The Housing Element is, therefore, affected by policies contained in other elements of a general plan. The Housing Element is most intricately related to the Land Use Element. The Land Use Element establishes the framework for development of housing by laying out the land use designations for residential development and indicating the type and density permitted by a city. As previously discussed, the City is undertaking a comprehensive update to its General Plan, including its Land Use Element.
Working within this framework, the City of Indian Wells' Housing Element identifies priority goals, objectives, and program actions for the 2021-2029 planning period that directly address the housing needs of Indian Wells' existing and future residents. The policies contained in other elements of the City's General Plan affect many aspects of life that residents enjoy such as the amount and variety of open space; the preservation of natural, historic and cultural resources; permitted noise levels in residential areas; and the safety of the residents in the event of a natural or man-made disaster. The Housing Element Update is being prepared concurrent with the City's comprehensive General Plan Update to ensure that all elements of the General Plan are internally consistent and that the policies and programs in this Element do not, and will not, conflict with the policy direction contained in other parts of the General Plan.
As the City moves forward with preparing and reviewing its General Plan Update, the Housing Element will be reviewed to ensure that internal consistency is maintained. The General Plan Update will address all requirements of State law related to the scope and content of a General Plan, including updated goals, policies, and programs to address complete streets, environmental justice, climate adaptation and resiliency, and air quality_
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6. Affirmatively Furthering Fair Housing (AFFH)
Analysis
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015. Under state law, AFFH means"taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics." In order to comply with AB 686, the City has completed the following outreach and analysis. 6A. Outreach
As discussed in the Public Engagement Summary (Appendix B), the City has worked diligently to engage the public as part of its comprehensive General Plan Update, a project which necessarily includes the Housing Element. The community outreach and public input process are fundamental to the General Plan Update.
This process seeks meaningful and comprehensive feedback from the entire Indian Wells community, helping to ensure the General Plan Update represents a shared vision that the community will take pride in. The City provided ongoing notification to local housing service providers that represent lower income and special needs populations, such as the Fair Housing Council of Riverside County, and to affordable housing developers. Appendix B to the Housing Element provides a summary of the key comments received during the Housing Element update process, and how they have been considered and addressed in the Element.
As discussed in Appendix B, the City's outreach program consisted of both virtual and in -person opportunities to participate in the Housing Element update. This effort was both broad -based and targeted towards those most impacted by housing policy as indicated in the AFFH analysis below, particularly lower income households, seniors, and special needs groups. Virtual offerings provided access to a variety of groups who may have been otherwise unable to participate in person, including: persons with disabilities and/or at -risk populations who are homebound; those who lack access to transportation; persons who own property in Indian Wells but live elsewhere; and persons who could not attend in -person meetings for other reasons such as work conflicts or an inability to secure child care. In -person offerings provided access to those members of the community — particularly seniors and lower income households — that may have been unable to connect virtually and provide comments due to a lack of reliable internet or technical expertise. This combination of in -person and virtual meeting choices provided opportunities for both those who were unable to attend virtually_and for persons with disabilities and/or at -risk populations that could not attend physically.
In addition, lack of community education is a contributing factor to fair housing issues in Indian Wells. The City's outreach program included significant background information on general socioeconomic characteristics of Indian Wells residents and workers and provided a robust overview of the types of people supported by affordable housing options, such as resort workers, golf course maintenance crews, and young professionals.
The City implemented the followingBelow is an overview of the public outreach program B for the full public engagement summary).
(refer to Appendix
PROJECT WEBSITE
The City's dedicated project website for the General Plan Update encapsulates the Housing Element Update as well( www.indianwells.generalplan.orq) . The website serves as the main conduit of information for individuals who can access material online. The project website launched in July 2020 (associated with the City's General Plan Update) and is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions. Residents can submit their public comments directly through the project website, or can call, email, or send mail to the City through the contact information provided on the website. In addition, the project website includes a number of resources to Housing Element Background Report 1 Page BR -84
disseminate information on the housing element, including recordings of the two virtual community workshops and a presentation from the in -person community workshop. The website provides access and opportunities to participate for those who could not attend community workshops and/or Planning Commission or City Council meetings in person.
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VIRTUAL -COMMUNITY WORKSHOPS
The City hosted a series of virtual community workshops throughout the project to provide updates on the preparation of the Draft Housing Element (and the General Plan). Two virtual community workshops were held between November 2020 and February 2021. Workshop 1 focused on Visioning and Workshop 2 on Community Health and Wellness. In addition, an in -person community workshop focusing on the Public Draft Housing Element was held in April 2022.
The Visioning Workshop, held on November 18, 2020, focused on what residents want to see from their community and the input received at this meeting directly informed preparation of the Draft Housing Element and this fair housing analysis. The workshop used the interactive online platform, Poll Everywhere, to ask questions about Indian Wells. Questions were displayed onscreen and answers appeared onscreen as participants responded, allowing feedback from all attendees to be visible and encouraging community members to think about a range of issues. Key themes that emerged included:
• Residents appreciated the aesthetic beauty of the City I • Residents wanted to keep the small-town feel of the community The Community Health and Wellness Workshop, held on February 22, 2021, addressed the topic of healthy communities, which encompasses a host of issues related to housing. The workshop used the interactive online platform, Poll Everywhere, to ask questions related to community health and wellness in Indian Wells.
Questions were displayed onscreen and answers appeared onscreen as participants responded, allowing feedback from all attendees to be visible and encouraging community members to think about a range of issues. Key themes that emerged related to housing and land use included:
• Residents value community health and acknowledge a range of topics related to health in their community, including physical, social, and mental health, as well as environmental protection and reducing homelessness
• Residents feel a need for multi -generational recreational activities • Residents value a sense of community and see public spaces and events as a way of fostering this In addition to the two virtual community workshops, the City hosted an in -person community workshop specific to the Housing Element update on April 11, 2022. The intent of the in -person workshop was to provide another avenue for the public to interact and learn about the Housing Element, provide input, and ask questions. The workshop included a presentation on the Housing Element process and the Public Review Draft Housing Element, two small group activities, and an opportunity for public comment. The Public Review Draft Housing Element had been released prior to this meeting, which allowed the City to solicit feedback on the Draft Housing Element, including the draft's identified sites and goals, policies, and programs. The City is scheduled to host a community open house on thc Public Draft Housing Element in December 2021. At this open house, thc City will present thc Public Draft 2021 2029 Housing Elcmcnt and solicit feedback on the E ement th t will be sidcrcdandrcflcctcd _n the final , ocum nt The City will specifically presented information related to fair housing and described the goals, policies, and programs that the City has added to the Housing Element to address this topic.
As part of the outreach effort, the City recognized that some members of the community — particularly seniors and lower income households — may have been unable to connect virtually to attend the virtual community meetings and provide comments due to a lack of reliable internet or technical expertise. The in -person community workshop provided an opportunity to address this potential limitation. This was particularly important given Indian Wells' significant senior population, as described above and in the AFFH analysis below.
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ADVERTISEMENTS
The City of Indian Wells maintains various social media accounts including Facebook, Instagram, and Nextdoor. Starting in the latter half of 2020, and continuing throughout the project, the City posted updates to its social media platforms advertising opportunities to provide input and alerting the public to upcoming meetings and workshops related to the Housing Element Update.
EMAILS
The project team compiled a database of community members and stakeholders who registered to be notified via email of future public engagement opportunities and key deliverables. Direct emails were sent to these individuals to publicize the Virtual Community Workshops, the Housing Survey, and the Public Review Draft 2021-2029 Housing Element. • 4`
6B. Assessment of Fair Housing Issues 1
This section presents an overview of available federal, state, and local data to analyze fair housing issues in Indian Wells. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in Indian Wells, and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing.
KEY DATA AND BACKGROUND INFORMATION
The County of Riverside Analysis of Impediments to Fair Housing Choice (A.I.) serves as the fair housing planning document for the County of Riverside Public Housing Authority (PHA) programs that address the entire County, and the Community Development Block Grant (CDBG), HOME Investment Partnerships (HOME), Emergency Solutions Grant (ESG) programs that address the unincorporated areas of the County, the City of Lake Elsinore (Metro City), and the following Cooperating Cities: Indian Wells, Banning, Beaumont, Blythe, Coachella, Canyon Lake, Desert Hot Springs, Eastvale, La Quinta, Murrieta, Norco, San Jacinto, and Wildomar. Prepared in 2019 to address the time period of 2019-2024, the A.I. is one source of information regarding fair housing issues in Indian Wells and the region.
As part of the development of the County At, four community meetings were held in various locations throughout the County, and the feedback solicited from residents and stakeholders who attended the meetings were considered in the development of the AI. Additionally, in November 2018, the County released an "Analysis of Impediments to Fair Housing Choice Survey" to residents. The survey consisted of 34 questions related to fair housing issues, community planning needs (such as access to healthcare and transportation), questions regarding schools and questions about the job market. The survey was published in English and in Spanish. Links to the survey were publicized in public notices for community participation and through email distribution. 150 responses were received in the 75 days the survey was available. After preparing the draft AI document, the County published a notice of availability and request for written and oral comments.
The City's demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations are discussed in previous sections of this Background Report. No barriers to fair housing choice specific to the City of Indian Wells were identified in the County A.I.
Supplemental data analysis was conducted to further understand potential fair housing issues, within the context of AFH topics, at the city -level. Indian Wells is comprised of 7 census tracts, although several are only partially located in Indian Wells. Figure 6-1 shows the tract boundaries.
Demographic, Economic, and Real Estate Profile
The City produced a Demographic, Economic and Real Estate Profile (Profile) as part of the City of Indian Wells General Plan Update effort. The Profile summarizes and analyzes the economic, demographic, and real estate conditions and trends that will inform the land use policies and alternatives considered as part of the City of Indian Wells (City) General Plan Update. It has been prepared for the City by Economic & Planning Systems, Inc. (EPS) in September 2020.
Housing Element Background Report 1 Page BR -87
Key findings in the Profile include that Indian Wells is a relatively small city that has established a strong brand as a luxury retirement community and visitor destination with a demographic profile that diverges sharply from regional and even national norms. Indian Well residents are significantly older, more affluent, and well-educated than the rest of Eastern Riverside County, or the nation as a whole. One of the more salient features of Indian Wells' demographic profile is the City's median age, which in 2018 was almost 68 years old, over 50 percent higher than the median age of Eastern Riverside County at 42. Meanwhile, the City's median household income of about $104,000 is more than double the average for the region. Finally, nearly a quarter of City residents hold graduate professional degrees, and almost 60 percent hold a bachelor's degree, compared to 21 percent in Eastern Riverside County and 33 percent nationally.
While Indian Wells has grown significantly over the last 20 years as a high value single-family market, population increases have slowed since 2008 and home values have not recovered to pre - "Great -Recession" levels. The housing stock is overwhelmingly made up by single-family, owner -occupied units, though a very high proportion are used as second homes and /or vacation rentals, contributing _to large seasonal fluctuations in population and economic activity. Reflecting the affluence of its citizens, Indian Wells' home prices are consistently double that of Eastern Riverside County. The City has recently seen a surge in permits for single-family homes, with 30 approved in 2019, up from seven in 2018, mostly linked to several new subdivisions.
The housing units in Indian Wells are overwhelmingly single-family (88 percent) and owner -occupied (85 percent). This market composition significantly departs from the Trade Area and Eastern Riverside County where single-family units make up between 70 and 75 percent of the total and owner -occupancy rates hover around 65 percent. Another noteworthy feature of the City's housing stock is the extremely high vacancy rate (about 45 percent), which reflects a high proportion of second homes (homes used for 'seasonal, recreational or occasional use' are classified as vacant).
As is often the case for higher cost, tourist -oriented communities, the profile of Indian Wells residents does not match the local job market. This results in "crisscross" commute patterns with the small proportion of City residents who do have jobs leaving in the morning as workers arrive from elsewhere. The vast majority of those holding jobs in the City commute from elsewhere, mostly from relatively short distances such as the Southern Coachella Valley cities of Indio, Palm Desert, and La Quinta where home prices are lower. (<
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FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
The City enforces fair housing and complies with fair housing laws and regulation through a twofold process:
review of City policies and code for compliance with state law and referring fair housing complaints to appropriate agencies, specifically the Fair Housing Council of Riverside County (FHCRC). The FHCRC provides services to residents of Riverside County and its Cooperating Cities to promote fair housing and protect the housing rights of all individuals. In December 2020, FHCRC reported that they receive an average of 60 to 90 calls per day from residents throughout the county regarding discrimination complaints and housing disputes. Where possible, FHCRC provides mediation services before submitting complaints to HUD. The most common type of complaint throughout Riverside County comes from people with disabilities requesting reasonable accommodations; however, since the start of the COVID-19 pandemic, FHCRC has seen an increase in complaints regarding discrimination and sexual harassment. The most common type of complaints received by FHCRC regarding the physical condition of homes are infestation of insects and cases of mold.
The HCD Affirmatively Furthering Fair Housing Data Viewer (AFFH Viewer) provides information regarding federal Fair Housing and Equal Opportunity (FHEO) cases by County for the 2006 to 2020 period and also identifies fair housing inquiries by City based on federal HUD data. The AFFH Viewer indicates that there were 43 cases filed in Riverside County in the 2006-2010 period, of which 10 had a racial bias, 23 had a disability bias, and nine had a familial status bias. In the 2020 period (which is indicated to reflect 2006- 2020, but does not appear to include the 2010 period cases), there were 15 cases filed in Riverside County, including four with a racial bias, eight with a disability bias, and two with a familial status bias. The AFFH Viewer indicates that no FHEO inquiries for Indian Wells were received from 2013 to 2021. Indian Wells has lower rates of inquiry than all surrounding jurisdictions, including Palm Desert (29 inquiries), La Quinta (six inquiries), Indio (23 inquiries), Coachella (six inquiries), CathesdraL City, 22 inquiries), and Palm Springs (56 inquiries). NPr
According to the California Department of Fair Emplolment and Housing 2020 Annual Report, 880 housing complaints were filed in 2020, with the top bases for housing complaints surrounding disability (73.9 percent), race (20.1 percent), requested or used a disability -related accommodation (12.7 percent), sex/gender (12.7 percent), and familial status (12.0 percent) (note that the total number of bases exceeds the total number of cases because a complaint may be filed on more than one basis).5 Of the total housing complaints filed in 2020, the majority (294) were from Los Angeles County residents; 26 were from Riverside County.
In itsthe+r 2019 Annual Report, the California Department of Fair Employment and Housing (DFEH) reported that they received 36 housing complaints from residents of Riverside County, approximately 3.9 percent of the total number of cases in the state that year (934). While there appears to be adequate capacity for FHCRC and DFEH to respond to fair housin inquiries, additional outreach and education would help protect equal rights and provide access to housing for all residents, particularly to those more likely to be affected, including renters, low- and extremely low-income households, and special needs groups. Annual training of City staff should occur to ensure fair housing practices are maintained in Indian Wells and information should be made available to ensure the community is aware of fair housing rights and methods to address fair housing concerns. Program 18 20_has been included to work with fair housing enforcement organizations and agencies to track issues and identify patterns in the City.
The City does not have any past or pending lawsuits, enforcement actions, judgements, settlements, or findings related to fair housing and civil rights.
The City of Indian Wells complies with fair housing laws and regulations as described in Table 6-1. 5 California Department of Fair Employment and Housing. 2021. 2020 Annual Report. Available at:
https://www.dfeh.ca.gov/wp-content/uploads/sites/32/2022/01/2020-DFEH-Annual-Report . pdf.
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TABLE 6-1: COMPLIANCE WITH FAIR HOUSING LAWS
California Fair Employment and
The Fair Employment and Housing Act (FEHA)
Compliance is achieved through strict
Housing Act (FEHA)
applies to public and private employers, labor
enforcement in hiring practices and
organizations and employment agencies. It is
regular training of and by Human
illegal for employers of 5 or more employees to
Resources staff.
discriminate against job applicants and
employees because of a protected category or
retaliate against them because they have
asserted their rights under the law. The FEHA
prohibits harassment based on a protected
category against an employee, an applicant, an
unpaid intern or volunteer, or a contractor.
Harassment is prohibited in all workplaces, even
those with fewer than five employees.
Government Code Section 65008
Covers actions of a city, county, city and
Compliance is achieved by uniform
county, or other local government agency, and
application of the City's codes,
makes those actions null and void if the action
regulations, policies and practices,
denies an individual or group of individuals the
including development standards, design
enjoyment of residence, landownership,
guidelines, application submittal
tenancy, or other land use in the state because
requirements, fees and approval findings.
of membership in a protected class, the
method of financing, and/or the intended
occupancy. For example, a violation under
Government Code section 65008 may occur if
a jurisdiction applied more scrutiny to
reviewing and approving an affordable
development as compared to market -rate
developments, or multifamily housing as
compared to single family homes.
Government Code Section
Requires all public agencies to administer
Compliance is achieved through
8899.50
programs and activities relating to housing and
consultations with community
4 --,,it`
® AP
community development in a manner to
stakeholders and support agencies as
affirmatively further fair housing and avoid any
part of program evaluating and funding
action that is materially inconsistent with its
decisions. The 6th Cycle Housing Element
obligation to affirmatively further fair housing.
Housing Plan describes how each
Program addresses fair housing issues
and contributing factors.
Government Code Section 11135
Requires full and equal access to all programs
Compliance is achieved through
et seq.
and activities operated, administered, or
promotion/availability of activities and
funded with financial assistance from the state,
programs to all persons of all
regardless of one's membership or perceived
backgrounds to participate equally in
membership in a protected class.
community programs and activities.
Density Bonus Law (Gov. Code, §
Density bonus law is intended to support the
Compliance is achieved by administration
65915.
construction of affordable housing by offering
of the City's Density Bonus Ordinance,
developers the ability to construct additional
which provides for compliance with
housing units above an agency's otherwise
Government Code Section 65915 et seq.
applicable density range, in exchange for
The Housing Plan includes Program 13,
offering to build or donate land for affordable or
Density Bonus Ordinance which requires
senior units. Density Bonus Law also provides
the City to amend its Density Conus
for incentives intended to help make the
Ordinance consistent with State law,
Housing Element Background Report 1 Page BR -90
development of affordable and senior housing
including density bonuses and incentives
economically feasible.
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.
Housing Accountability Act (Gov.
Provides that a local agency shall not
Compliance is achieved through the
Code, § 65589.5.)
disapprove a housing development project, for
development review process with is
very low, low-, or moderate -income
completed consistent with the Housing
households, or an emergency shelter, or
Accountability Act. Additionally, the
condition approval in a manner that renders the
Housing Plan includes Program 12,
housing development project infeasible for
Development Code Amendments —
development for the use of very low, low-, or
Housing Constraints, which requires the
moderate -income households, or an
City to update the Zoning Code to remove
emergency shelter, including through the use
constraints to a variety of housing types
of design review standards, unless it makes
and ensure the City's standards and
certain written findings, based upon a
permitting requirements are consistent
preponderance of the evidence in the record.
with State law. This includes allowing
supportive housing by right, and updating
the Zoning Code to ensure eligible multi-
family projects with an affordable
component are provided streamlined
review.
No -Net -Loss Law (Gov. Code, §
Ensures development opportunities remain
The City's draft Housing Element
65863
available throughout the planning period to
identifies a surplus of sites with a capacity
4. —mu%_,_
OF tir
accommodate a jurisdiction's regional housing
to accommodate the City's RHNA
need assessment (RHNA) allocation,
allocation. The Housing Plan includes
especially for lower- and moderate- income
Program 4, Residential Development
households.
Monitoring (No Net Loss), which to ensure
adequate sites are available throughout
the planning period to meet the City's
RHNA at all income levels, 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.
Least Cost Zoning Law (Gov.
Provides that, in exercising its authority to zone
Compliance is achieved through the
Code, § 65913.1)
for land uses and in revising its housing
implementation of Housing Element
element, a city, county, or city and county shall
Housing Plan Program 5, General Plan
designate and zone sufficient vacant land for
Update, in which the City is undertaking a
residential use with appropriate standards, in
comprehensive update to its policy
relation to zoning for nonresidential use, and in
document and will identify vacant and
relation to growth projections of the general
underutilized sites in the City suitable for
plan to meet housing needs for all income
residential development and make this
categories as identified in the housing element
information publicly available by posting
of the general plan.
to the City's website and maintaining
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information at City Hall. It will also identify
new goals, policies, and programs to
support new development in the City,
including residential development.
Excessive Subdivision Standards
Provides that, in exercising its authority to
Compliance is achieved through the
(Gov. Code, § 65913.2.)
regulate subdivisions a city, county, or city and
implementation of a fair and equitable
county shall:
development review process which is
(a) Refrain from imposing criteria for design, as
administrated consistent with the
defined in Section 66418, or improvements, as
Excessive Subdivision. Standards Act.
defined in Section 66419, for the purpose of
`
"4
rendering infeasible the development of
housing for any and all economic segments of
the community. However, nothing in this
section shall be construed to enlarge or
diminish the authority of a city, county, or city
and county under other provisions of law to
permit a developer to construct such housing.
(b) Consider the effect of ordinances adopted
and actions taken by it with respect to the
housing needs of the region in which the local
jurisdiction is situated.
(c) Refrain from imposing standards and
criteria for public improvements including, but
not limited to, streets, sewers, fire stations,
schools, or parks, which exceed the standards
and criteria being aped Pyle city, county, or
city and county at that time to its publicly
financed improvements !located in similarly
zoned districts within that city, county, or city
and county.
PATTERNS OF INTEGRATION AND SEGREGATION
To inform priorities, policies, and actions, Indian Wells has included an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is a not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analyzes levels of segregation and integration for race and ethnicity, persons with disabilities, familial status, age, and income to identify the groups in Indian Wells that experience the highest levels of segregation.
Dissimilarity Index
The dissimilarity index is the most commonly used measure of segregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group that would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete integration, to 100 percent, indicating complete segregation. An index number between 30 and 60 indicates moderate similarity and community segregation while an index number above 60 is considered to show high similarity Housing Element Background Report 1 Page BR -92
and a segregated community. There are a number of reasons why patterns of racial segregation exist (or don't exist) within a community. Some of these reasons may be institutional (discriminatory lending practices) while others can be cultural (persons of similar backgrounds or lifestyles choosing to live near one another to provide support and familiarity). As such, discussions regarding segregation are complicated and there is not a "one size fits all" approach to addressing patterns of racial segregation.
Table 6-2 shows the dissimilarity between each of the identified race and ethnic groups and White population for the County of Riverside and the Riverside -San Bernardino -Ontario, CA metropolitan area. The higher scores indicate higher levels of segregation among those race and ethnic groups. The County does not have any racial or ethnic groups with scores higher than 60 (indicating high similarity and segregation). All race and ethnic groups exhibit moderate levels of dissimilarity and segregation in Riverside County (scores between 30 and 60). The highest levels of segregation within Riverside County are Black residents (44.89%) and Hispanic residents (42.61%), both of which fall within the moderate similarity and segregation range.
When compared to the Riverside -San Bernardino -Ontario, CA metropolitan area, the County exhibits lower levels of dissimilarity and segregation than the region as a whole for all race and ethnic groups. For both the County and larger region, there has been an increase in most groups in levels of dissimilarity, except for Black/White at the County level. This analysis suggests that patterns of segregation at the local level reflect those at the regional level as well, and that partnerships with regional agencies and advocates may be an effective way to address local issues of moderate segregation.
TABLE 6-2: RACIAL/ETHNIC DISSIMILARITY TRENDS
Racial/Ethnic Dissimilarity
Index
County of Riverside
1990
And
2000
2010
nd
rrpnt
Tren,'
1990 4 2000
Non-White/White
32.16 38.18
36.71 39.53
32.92 38.90
38.95 41.29
Black/White
46.72 47.08
40.59 44.89
43.74 43.74
43.96 47.66
Hispanic/White
34.33 41.31
40.66 42.61
35.57 35.57
42.36 43.96
Asian or Pacific Islander/White
34.92 35.99
36.36 40.80
33.17 33.17
38.31 43.07
Source: County of Riverside, Analysis of Impediments to Fair Housing Choice, June 2019 Diversity
As shown in Figure 6-2, in 2018 the City of Indian Wells had a similar slightly lower diversity index score/pattern compared to Emlu€h-of the surrounding areas. While the majority of Indian Wells is considered lower diversity, these census block groups are generally located in areas with little or low: -density residential development, particularly in areas designated Open Space and Natural Preserve in the General Plan Land Use Element. Comparing_diversity in 2010 to 2018 (see Figure 6-3), there has been little change in diversity in the City, accexcept that two census tracts located in east Indian Wells whiehhhave became more diverse.
The City of Palm Desert (to the west and north) similarly has pockets of lower levels of diversity, as does the City of La Quinta (to the east). In the Southern California Association of Governments (SCAG) region, northern areas in Los Angeles and San Bernardino Counties have a higher percentage of residents that identify as Hispanic than White. This trend differs from more central areas of the SCAG region, including Indian Wells, as illustrated in Figure 6-4. Indian Wells more closely reflects the patterns of diversity found in the Coachella Valley of Riverside County, where the diversity index is consistent across the more affluent communities, showing that there are concentrated areas of more or less diversity. For Indian Wells, areas of concentrated lower diversity typically cover the residential -resort communities, whereas the census block groups with moderate diversity scores (40-55 and 55-70) run along the north side of Highway 111. As shown in Figure 6-2, a similar pattern is also identifiable in the neighboring cities suggesting that Indian Wells is not an outlier in this regard.
Table 6-3 shows the demographic trends over time for the City and the County of Riverside. Since 1990, the Housing Element Background Report 1 Page BR -93
percentage of population that are Hispanic residents has increased slightly in the City from 2% to 5.3% compared to the County which has increased from 26.3% to 48.4%. Generally there has been little change in the race and ethnicity of the residents of the City, especially when compared to Riverside County.
TABLE 6-3: DEMOGRAPHIC TRENDS
Indian Wells
White
97.9%
93.9%
94.2%
94.1%
Black or African American
0.3%
0.4%
1.8%
1.1%
American Indian or Alaska Native
-
0.2%
0%
0%
Asian
1.4%
1.5%
0.9%
1.7%
Native Hawaiian and Pacific Islander
-
-
0%
0%
Some Other Race
OA%
1.1%
1.2%
1.7%
Two or More Races
-
-
1.9%
1.4%
TOTAL
100%
100%
100%
100%
Hispanic or Latino (of any race)
2.0%
3.0%
7.6%
5.3%
County of Riverside
White
76.4%
65.4%
67.4%
60.8%
Black or African American
5.4%
6.2%
6.1%
6.4%
American Indian or Alaska Native
1.0%
1.2%
1.0%
0.8%
Asian
3.3%
3.5%
6.0%
6.4%
Native Hawaiian and Pacific Islander
.2%
0.2%
0.4%
0.3%
Some Other Race
13.6%
18.7%
14.9%
20.8%
Two or More Races
-
4.7%
4.2%
4.5%
TOTAL
100%
100%
100%
100%
Hispanic or Latino (of any race)
26.3%
36.1%
45.6%
48.4%
Source: US Census; 1990 US Census; 2000 US Census; 2010 US Census, 2014-2018 ACS Income and Race
population identifies as non White and 10 perccnt or mere of residents arc living in poverty. In the `;GAG region, there arc several II/EG/ rs located in major cities and unincorporated arcos. 1 Iewcvcr, thcrc arc we R/ECAPs located in the City of Indian Wells. The closest R/ECAPs are in the cities of La Quinta and Indio, directly to Indian Wells' ca. -,t. While there arc ne R/ECAPs in Indian Wells, there is enc ecnsus bleed( group Church, and Ccrald R. Ford Elementary School. The majority of Indian Wells, including its newer areas (and lewcst median household ineemc ($30,000 $ S,908 per year), enc of which is dcscnbcd above and is alse an area where very low and low-income residents are most concentrated. The other block group consists are built in this census block group seem to conflict with the lower median household incomes. It is likely Housing Element Background Report 1 Page BR -94
fi*cd ineemcs result in Iewcr median household ineerne data, which is net a true representation of thc which 80 perccnt or mere of thc population is White and has a median income greater than $125,99@ tcebnically there arc ne I1C/V\s in Indian Wells, Indian Wells is a very affluent community. Hewever, due to the fbEcd incemc of many elder Fcsidcnts, technically thc heuscheld incomes arc Iewcr than would be "expected" for an affluent community which has resulted in the misconception that there are not eerie�rt�ate real -e t e�rr �e�, � 1
de -
Persons with Disabilities
As discussed in the Needs Assessment section of the Housing Element Background Report, approximately 17% perccnt of Indian Wells' population in 2018 had at least one disability, and 91% percent -of those individuals were seniors, who are more likely to have an ambulatory disability (this is consistent with the overall fact that Indian Wells' residents are older in general, and therefore it would be expected that the majority of persons with disabilities would also be senior residents). Since 2014, the percent of the population with a disability has increased slightly across the City, but still reflects the SCAG region and the rate of disability is generally even across the City at 10-20% (Figure 6-5). The rate of disability in Indian Wells is similar to all incorporated jurisdictions in Riverside County and most suburban communities in the SCAG region, as illustrated in Figure 6-6. Disability rates are higher further inland in the region, indicating that the City of Indian Wells does not have a disproportionate concentration of persons with disabilities when compared to the region or a smaller percentage of persons with disabilities that would indicate barriers to this population. The City permits small residential care facilities by right in all residential zones and works proactively with service providers to address the needs of the City's persons with disabilities.
Familial Status
Family makeup, including married couples (with or without children), persons over the age of 18 living alone and female headed households can provide insight into potential segregation issues in the community. As shown in Figure 6-7, there is not a significant concentration of population in married couples in the City.
There is a slightly lower concentration of married couple in the eastern and western census tracts of the City and a slightly higher concretion in the census tracts located in the northern and southern portions of the City. Overall, as shown in Figure 6-8, the pattern of distribution of married couples continues in the surrounding communities. As seen in Figures 6-9, there is a slightly lower concentration of married couples with children located in census tracts to the west that include portions of the City of Palm Desert and census tracts in the northern portion of the City. This pattern is mirrored in the surrounding communities, as illustrated in Figure 6-10.
Indian Wells is also home to a number of female -headed households located throughout the community, with slightly higher concentrations of this familial type in the census tract at the north end of the City in the Toscana Country Club (Figure 6 6Figure 6-11). There are no known historic patterns of segregation by familial status, including by household gender, which the City finds as contributing factors to continued segregation in Indian Wells. Figure 6 6 Figure 6-11 indicates that female -headed households are located in a variety of census tracts with different incomes, access to opportunities, and resource levels. Moreover, the pattern present in Indian Wells mirrors neighboring jurisdictions, which also have smaller areas where the concentration of female -headed households is slightly higher than the rest of the jurisdiction.
Seniors
As described further in the Needs Assessment, Indian Wells has a large senior population (58.9% of residents and 69.2% of households). The community's older residents, persons 65 years of age or older, are spread throughout the City and not concentrated in any particular area (Figure 6 7Figure 6-13). Unlike other Housing Element Background Report 1 Page BR -95
communities where seniors might be choosing to age in place or choose to locate closer to goods, services, and transit in order to have easier access to these opportunities, Indian Wells is a resort community with many residents choosing to retire there, and hence the even distribution of seniors who, based on median incomes, have the means to do so. The Demographic, Economic and Real Estate Profile for the City of Indian Well's General Plan Update determined that the City's median age, which in 2018 was almost 68 years old was over 50% higher than the median age of Eastern Riverside County at 42. As shown in Figure 6-14, the City of Indian Wells and surrounding cities, including Palm Desert and La Quinta, which are also resort communities, have a much higher concentration of senior residents when compared to the cities of Indio and Coachella, which have more affordable housing.
Median Income 3
Oak
Figure 6-15 show the median income in the City by census block groups and how the median income in those groups compare to the median State income of $87,100. Lower levels of median household income are generally evident in the same areas with higher concentrations of residents classified as very low and low income (Figure 6-15). Two block groups exhibit the community's lowest median household income ($30,000 — $55,000 per year), one of which is described in more detail below and is also an area where very low and low-income residents are most concentrated. The other block group consists entirely of the Toscana Country Club and its corresponding residential development. The luxury homes that are built in this census block group seem to conflict with the lower median household incomes. It is likely the case that older residents on fixed incomes live in these homes; while independently wealthy, smaller fixed incomes result in lower median household income data, which is not a true representation of the occupant's wealth/economic status.
As shown in Figure 6-16, the pattern in income in Indian Wells, is similar to the surrounding communities.
However, Indian Wells and the surrounding communities have higher median income than the rest of Riverside County. As discussed in the Needs Assessment section of this Background Report, the median household income in Indian Wells is $104,522 compared to the County median income of $69,948.
According to the City's Demographic, Economic and Real Estate Profile, the City's median household income is markedly higher than that of Eastern Riverside County. Indian Well's status as the wealthiest municipality in the region is in line with its status as one of the most highly educated, given the general correlation between educational attainment and income. Additionally, the high proportion of the population over the age of 50 suggests that those who are still working have had the opportunity to advance in their careers, or have achieved financial independence.
As described throughout this Housing Element, the City is committed to supporting the development of housing affordable to lower income households in locations throughout the City and has identified sites for future growth and development which are designed to promote a more balanced and integrated pattern of household incomes.
INCOME AND R CERACIALLY OR ETHNICALLY CONCENTRATED AREAS OF POVERTY (R/ECAP) R/ECAP
A racially or ethnically concentrated area of poverty (R/ECAP) is an area in which 50 percent or more of the population identifies as non-White and 40 percent or more of residents are living in poverty. In the SCAG region, there are several R/ECAPs located in major cities and unincorporated areas. However, there are no R/ECAPs located in the City of Indian Wells. The closest R/ECAPs are in the cities of La Quinta and Indio, directly to Indian Wells' east. While there are no R/ECAPs in Indian Wells, there is one census block group where more than half of residents are of very low or low income. However, residential development in this block group is sparse with the block group largely dominated by the Indian Wells Tennis Garden, Southwest Church, and Gerald R. Ford Elementary School. The majority of Indian Wells, including its newer areas (and areas that are largely undeveloped) have fewer residents of very low and low income, consistent with the patterns seen by the immediately surrounding cities. Figure 6-317 shows the pattern of very low and low - Housing Element Background Report 1 Page BR -96
income populations. As discussed above, the City of Indian Wells has fewer residents of very low and low income, compared to Eastern Riverside County. As shown in Figure 6-18, there are concentrations of very low- and low-income households throughout Eastern Riverside County, with higher contractions in the communities surrounding the Salton Sea to the south. According to the County AI, Hispanic residents make up 72.28% of residents within R/ECAPS within the County.
Figure 6-19 provides an ethnicity analysis identifying the majority racial concentrations in the City. As shown, the vast majority of the City contains a predominant White majority (gap > 50%), with two census tracts with a smaller White resident majority. The racial/ethnic concentrations in the City follow a similar pattern to the surrounding communities. Overall, however, it appears that the City does not exhibit significant patterns or trends of greater racial/ethnic concentrations correlating to increased poverty, unless viewed in the context of the larger region, as illustrated in Figure 6-20. According to Figure 6-20, and the County AI, there is a high concentration of White residents in the County in the northwest region, particularly along the SR -91 corridor, as well as along the I-15 corridor, through the communities of Lake Elsinore, Wildomar, Murrieta, and Temecula. Concentration of Hispanic residents in the County are found in the extreme northwest of Riverside County in the communities of Mira Loma, Glen Avon, and Rubidoux. Another concentration of Hispanic residents is found more to the east, radiating out from the Perris area, which also have concentration of Black residents.
Racially Concentrated Areas of Affluence (RCAA)Lower levels of median household income are generally evident in the same areas with higher concentrations of residents classified as very low and low income (Figure 6 4).
Two block groups exhibit the community's lowest median household income ($30,000 $55,000 per y ar), ono of which is described above and is also an area where very low and low income residents are most concentrated. The other block group consists entirely of the Toscana Country Club and its corresponding residential development. The luxury homcs that arc built in this census block group seem to conflict with the lower median household incomes. It is like) the ca e that older residents on fixed incomes live in these homes. while independently wealthy, smaller fixed incomes result in lower median household income data, which is not a true representation of the occupant's w alth/economic status.
In contrast to a R/ECAP, a racially concentrated area of affluence (RCAA) is defined as a census tract in which 80 percent or more of the population is White and has a median income greater than $125,000 annually. According to HCD's AFFH Data Viewer, the southern portion of the City (Census Tract 451.25) is considered a RCAA. It is important to note that this census tract contains only a small number of residential units in Indian Wells. The tract is predominately comprised of the Santa Rosa Mountains open space area and extends into neighboring Palm Desert, La Quinta, and unincorporated Riverside County. The residential units in this tract are part of several golf course communities in the area. This follows the regional trend of RCAAs in the SCAG region, which are mostly located in coastal communities, with pockets of RCAAs located in more affluent rural inland areas where vacation homes, gated communities, and estates are more common.
Other RCAAs near Indian Wells include portions of La Quinta and Rancho Mirage, as well as portions of unincorporated Riverside County.
:Table 6-4 looks at the median household incomes of White, non -Hispanic residents in Indian Wells, as well as the Riverside County as a whole. As shown in Table 6-4, there is significantly less difference in median income between White households and all households in the City when compared to the County. However, since over yu /o of households in Indian Wells are White, compared to only 35.9% in the County, this is to be expected. Households from the second largest racial/ethnic group in Indian Wells, persons of Hispanic or Latino origin, have much higher median incomes than Hispanic/Latino households in the County. This suggests that affluence in Indian Wells is not exclusive to Whites. Additionally, while Indian Wells is overall an affluent community, due to the fixed income of many of the older residents, household incomes are lower than would be "expected" from an affluent community. Consequently, some older residents may be cost burdened and have trouble affording necessities such as food, housing, and medical care.Therc arc no areas Housing Element Background Report 1 Page BR -97
g
SCAU rcg
while inland suburban communities do not reflect this pattern. While tcchnically there arc no RCAAs in Indian Wells, Indian Wells is a very affluent community. However, due to thc fixed income of many older rcsidcnts, tcchnically thc household incomcs arc lower than would be "cxpcctcd" for an affluent community which has ar The Housing Plan includes programs to encourage increased diversity and housing opportunities in the City and to provide education related to fair housing rights. This includes Program 3, Production of New Housing Units, in which the City will continue to provide incentives and flexibility in development standards to encourage affordable housing development. Additionally, tThe 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 of the Housing Plan.
TABLE 6-4: MEDIAN HOUSEHOLD INCOME
CI
Ian Household Ins;
White (Non-Hspanic} households
Hispanic or Latino Households
All households
% of wWhite households
$104,375
$104,522
90.5%
verside County
462
$54,606
$63,948
35.9%
Source: US Census, ACS 2014-2018
ACCESS TO OPPORTUNITY
The Department of Housing and Community Development together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidence -based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task Force developed the 2021 TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.
The opportunity maps are made from composite scores of three different domains made up of a set of indicators. Based on these domain scores, census tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty. Table 6-5_shows the full list of indicators.
Housing Element Background Report 1 Page BR -98
TABLE 6-5: DOMAINS AND LIST OF INDICATORS BY FACTORS
Domain
Indicator
Economic
• Poverty
• Adult education
• Employment
• Job proximity
• Median home value
Education
• Math proficiency
• Reading proficiency
• High school graduation rates
• Student poverty rates
AO'lb
Environmental
• CalEnviroScreen 3.0 pollution indicators and values
Source: California Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps, December 2020 Table 6-6 identifies the resources levels by census tract and the corresponding scores for economic, educational and environmental indicators. As shown in Table 6-6, one of the census tracts is a high resource area and the remaining census tracts within the City are located in the highest resource areas.
TABLE 6-6: OPPORTUNITY RESOURCE LEVELS BY CENSUS TRACT
449.11
Highest
0.58 0.89
0.91 449.28
Highest
0.64 0.94
0.77 451.08
High
0.38 0.90
0.84 451.17
Highest
0.61 0.94
0.84 451.22
Highest
0.86 0.73
0.82 451.23
Highest
0.88 0.94
0.84 451.25
Highest
0.90 0.90
0.62 Source: California Housing and Community Development, AFFH Mapping Too/, https://affh-data-resources-cahcd.hub.arcgis.com , accessed January 27, 2022.
Economic Opportunity
As described above, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. As shown in Table 6-6, the overall economic scores in Indian Wells range from 0.38 to 0.90. According to the 2021 Task Force map (Figure 6 8Figure 6-21), the City is primarily a community of more positive economic outcomes (>0.75). However, there are two census tracts with moderate economic scores (0.50-0.75), both on the north side of the Whitewater River wash, and each corresponding with the lower median household income scores identified in Figure 6 'IFigure 6-15. A third census tract, along the western edge of the City and mostly outside of the City's boundaries, has a low economic score (0.25-0.50), which may be more attributable to the conditions in Palm Desert since the portion of the census tract in Indian Wells encapsulates a gated community. This pattern is similar to the City of La Quinta.
As shown in Figure 6-22, the job proximity index is high in most of Indian Wells (>80), except for the census tract in the south that is primarily undeveloped and the census tract to the east, which still has a job proximity index score between 60-80. In the Coachella Valley, job proximity scores are generally higher in the north and are lower to the south. According to the Southern California Association of Governments' (SCAG) local profile for the City, approximately 18.2% of Indian Wells residents commuted to the City of Palm Desert for Housing Element Background Report 1 Page BR -99
work in 2016. Only 7.9% of residents commuted within the City of Indian Wells. The SCAG local profile of Indian Wells lists 5,282 total jobs in the City in 2017, an increase of 33.6% from 2007.6 The Demographic, Economic and Real Estate Profile for the City of Indian Well's General Plan Update determined that Indian Wells has a high proportion of jobs to households at 1.23. This ratio is much greater than those of Eastern Riverside County, which has a jobs to household ration of 0.75. Typical of many tourist destination communities, Indian Wells provides housing for some of the wealthier residents of the Coachella Valley, while also serving as an employment hub for workers in hospitality and recreation industries.
Educational Opportunity
The Fair Housing Task Force determines education scores based on math and reading proficiency, high school graduation rates, and student poverty rates. All around, the City performs well in regard to education scores (Figure 6 9Figure 6-23), with census tracts receiving either moderate (0.50-0.75) or higher (>0.75).
As shown in Table 6-6, the overall education opportunity scores in Indian Wells range from 0.62 to 0.91.
This pattern is also evident in Palm Desert. The SCAG local profile of Indian Wells shows that the kindergarten through 12th grade public school enrollment in the City decreased by 4.2% or 33 students between 2000 and 2018. With approximately 759 students enrolled in 2018, Indian Well's student population comprised of 0.2% of the County's total, which is the same percentage that the population of Indian Wells represents of the County's total population.
The City of Indian Wells is served by the Desert Sands Unified School District (DSUSD) for kindergarten through 12th grade. DSUSD primarily serves the communities of Bermuda Dunes, Indian Wells, Indio, La Quinta, and Palm Desert and consists of 18 elementary schools, one charter elementary school, six middle schools, one charter middle school, four comprehensive high schools, two continuation high schools, one alternative education school, and preschool.' Gerald Ford Elementary School is the only school in the District located in Indian Wells. According to the California Department of Education's California School Dashboard, in 2019 DSUSD had an enrollment of 26,356 students. The ethnic/racial make-up was: 76.5% Hispanic,
15.9% White, 1.6% African American, 0.3% American Indian, 1.7% Asian, 0.8% Filipino, 0.1% Pacific Islander, and 1.5% two or more races. A total of 70% of the District's students come from socioeconomically disadvantaged backgrounds, 23.5% are English learners and 11.1% are students with disabilities. The District has a graduation rate of 92.1%.8
Environmental Opportunity
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 3.0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. As shown in Table 6-6, the overall environmental scores in Indian Wells range from 0.73 to 0.94. As with the neighboring Coachella Valley communities on the southwest side of the 10 Freeway, Indian Wells largely has areas with the most positive environmental outcomes (Figure 6 10Figure 6-24) although one census tract has a moderate environmental health score (0.50-0.75). This census tract is one of the more densely populated tracts in Indian Wells and is positioned between Highway 111 and the Santa Rosa Mountains. In Riverside County, generally the more remote and rural portions of the County have higher environmental health scores when compared to the denser more urban portions of the County. Particularly, the transportation corridors have the lowest environmental health scores.
6 Southern California Association of Governments, Profile of the City of Indian Wells, May 2019. ' Desert Sands Unified School District, Schools, https://www.dsusd.us/schools , accessed January 27, 2022. 8 California Department of Education, California School Dashboard, https://www.caschooldashboard.orq/ , accessed January 27, 2022.
Housing Element Background Report 1 Page BR -100
Transportation
Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. According to All Transit, the City of Indian Wells has a score of 4.9 out of 10 (low combination of trips per week and number of jobs accessible, enabling few people to take transit to work), with a score of 10 being high connectivity, access to jobs and frequency of service.9 Bus service is provided by SunLine Transit Agency, which runs bus service throughout Coachella Valley and provides commuter link to transit centers and Metrolink train stations. There are currently three bus routes that provide transit in Indian Wells and connect the City with the neighboring communities in the Coachella Valley:; Route 1 provides service between Coachella and Palm Springs, running east -west through the City via Highway 111; Route 6 provides service between Coachella and Westfield Palm Desert, running east -west through the City via Fred Waring Drive; and Route 7 provides service between Bermuda Dunes and La Quinta, running north -south through the City generally along Washington Street. Most residences in Indian Wells are located within one-half mile of a transit route, with the exception of some residences located in aq ted golf course communities in the northern and southern portions of the City. In addition, SunLline operates an on -demand rideshare service, SunRide, in the northeastern portion of the City.10 According to SunLline, the SunRide service area has been chosen to serve neighborhoods with the greatest need and is regularly valuated for the expansion of the service to additional zones. As previously discussed, SunLline Transit Agency provides services to special needs groups, including reduced fares for seniors and paratransit services for those who meet ADA requirements. Therefore, the only area of the City with limited access to transportation is a small number of residences in an affluent area in the southern portion of the City (Census Tract 451.25), which has a median income of $123,792.
The SCAG local profile states that in 2018, 72.2% of residents drove alone to work and the mean travel time to work was 21.9 minutes. Between 2000 and 2018, the average travel time to work increased by approximately 3 minutes. In comparison, the mean travel time to work in Riverside County was 33.1 minutes and 77.2% of County residents drove alone to work. According to the SCAG Indian Wells Profile, between 2000 and 2018 the percentage of individuals who traveled to work by driving decreased by 15.9%.
Overall Opportunity
Overall opportunity map scores for Indian Wells census tracts are presented in Figure 6 11 Figure 6-25 along with the City's sites inventory. The majority of Indian Wells is classified as Highest Resource with only a small area identified as High Resource (which corresponds to the census tract with the low economic score described above). Compared to the neighboring jurisdictions, Indian Wells has better composite scores for its census tracts than any other city, with Palm Desert being closest to Indian Wells. These scores reflect excellent access to economic and educational opportunities for Indian Wells residents, and very positive health outcomes for the large majority of the community.
DISPROPORTIONATE HOUSING NEED AND DISPLACEMENT RISK
Overcrowding and Overpayment
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. As discussed in the Needs Assessment of the Housing Element, overcrowding is not an issue in the City of Indian Wells as only seven housing units (0.3% of the total occupied units) were overcrowded in 2018 (i.e. more than one person per room). As Figure 6 12 Figure 6-26 indicates, all areas in the City are below the statewide average for overcrowding ( https://alltransit.cnt.org/ , accessed January 28, 2022. 10 Sunline Transit Agency, https://www.sunline.orq/services/sunride#howitworks , accessed December 22, 2022.
Housing Element Background Report 1 Page BR -101
The issue is more prominent among renter households than owner households, although both groups demonstrate patterns of overpayment (Figure 6 13 Figure 6-28 and Figure 6 1'IFigure 6-29Figure 6-14).
This reflects patterns of overpayment across the SCAG region, where overpayment has remained an issue among renters in recent years while decreasing among homeowners (Figure 6-30 and Figure 6-31). It is also consistent with the immediate area, reflecting trends present in the Coachella Valley. For renters, the areas most impacted by overpayment include the census tract covering the Toscana Country Club in the City's north end and the census tract on the east side of the City between the Whitewater River wash and the Santa Rosa Mountains, both of which have concentrations of overpayment in the 60-80% range. For the census tract covering the Toscana Country Club this is consistent with the lower median household incomes reported there. For owners, overpayment is more widespread across census tracts although the percentages of households overpaying within the tracts is in the moderate range (40-60%). Some of these areas also have the highest median household incomes in the City, which highlights how expensive housing has become not just in Indian Wells, but in southern California. Overpayment increases the risk of displacing residents who are no longer able to afford their housing costs.
-To address displacement risks due to overpayment, the City will provide incentives to encourage affordable development (Program 3) and will develop a targeted program to connect lower income residents with affordable homeownership and rental opportunities within the City. The City's incentives to develop affordable housing and senior housing are defined in Section 21.12.040 of the Development Code.
Additionally, the City partners with the County of Riverside in the Urban County for Community Development Block Grant (CDBG), HOME Investment Partnership Program (HOME), and the Emergency Solutions Grant (ESG). The City's participation continues through Fiscal Year 2023. This partnership with the County of Riverside provides access to rental assistance for eligible Indian Wells residents, especially those at the Indian Wells and Mountain View Villas. The funding from the County uses a blend of CARES Act, CDBG and ESG funding.
Housing Condition
In addition to extensive overpayment, approximately two-thirds of the housing stock in Indian Wells is older than 30 years, which in a typical suburban community, could indicate that they would be in need of repairs.
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. However, the City has not observed any home in need of substantial rchabilitationAs discussed in the Needs Assessment, 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. —The City finds pride of ownership extremely high in Indian Wells, and the vast majority of homeowners proactively maintain and update their property. It is possible that some homes are in need of minor repairs (cracked stucco, new paint), but there are no indications that home conditions in Indian Wells impact the health or safety of the community. In some cases, the cost of major repairs, if necessary, can be prohibitive, resulting in the owner or renter living in substandard housing conditions or being displaced if the house is designated as uninhabitable or during rehabilitation. According to Comprehensive Housing Affordability Strategy (CHAS) data compiled by the U.S. Census Bureau, approximately 40 percent of Indian Wells households have at least one housing problem, which may include overcrowding, lack of a complete kitchen, lack of complete plumbing, or cost burden. As identified above, many homeowners and renters in Indian Wells are cost burdened, and may represent a large percentage of the 40 percent of households with a housing problem identified in CHAS. There is no evidence that there are patterns of overcrowding or homes without complete kitchens or plumbing. The Housing Plan includes Program 1, Rehabilitation which refers property owners to applicable agencies/organizations for rehabilitation assistance.
Persons Experiencing Homelessness
Housing Element Background Report 1 Page BR -102
As discussed in Section 3 of the Background Report, the 2020 Point -In -Time Report identified one person in the City of Indian Wells experiencing homelessness, representing less than one percent of Riverside County's total homeless count (2,884 individuals). From the 2016 to the 2020 Homeless Count, there was an increase of homeless individuals counted in Riverside County from 2,165 to 2,884, which is a 33.2% increase.
According to the 2020 Point in Time Report for Riverside County, from 2019 to 2020, the count of homeless individuals in Riverside County increase only 3% (2,811). Compared to 2019, the sheltered count decreased 5% (766 to 729), while the unsheltered count increased 5% (2,045 to 2,155).11 The person identified in Indian Wells was unsheltered.
The Housing Plan includes Program 18, Support for Persons Experiencing Homelessness. The City will coordinate with the County of Riverside, the Coachella Valley Association of Governments, adjacent jurisdictions and local non -profits and service providers to address the needs of persons experiencing homelessness in the Coachella Valley. '
Displacement Risk
The annual rate of increase in average home value or rental prices compared with annual changes in the average income in the City also indicates an increased risk of displacement due to housing costs outpacing wage increase, a trend that is felt throughout the region, state, and nation. According to Zillow, the average home value in Indian Wells has increased steadily since 2009, increasing from $500,000 to $888,198 in April 2021. 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 U.S. 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. As shown in Figure 6-32, only one census tract in the City is designated as a "Sensitive Community" where residents may be particularly vulnerable to displacement in the event of increased redevelopment and shifts in housing costs. Communities were designated sensitive if they currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability is defined as share of very low-income residents is above 20% in 2017 and the tract meets one other criteria related to renters, diversity, and housing burden.
In order to address affordability challenges, the City will encourage and incentivize development of affordable housing units and will develop a program to connect lower income residents with affordable housing opportunities. The City owns and maintains two affordable housing projects (Indian Wells Villas and Mountain View Villas). The City has identified Indian Wells Villas, which provides 90 affordable units, to be at__righ- risk of converting to market rate units in the next 10 years. The City has included Program 2 to proactively preserve monitor and preserve the affordability units at the Indian Wells Villages project to prevent displacement of these residents.
Displacement risk increases when a household is paying more for housing than their income can support, their housing condition is unstable or unsafe, and when the household is overcrowded. Each of these presents barriers to stable housing for the occupants. In Indian Wells, overpayment is only loosely linked to median income. Nonetheless, taken together, the risk of displacement is highest for lower income households, including those that are currently overpaying for housing. With programs to incentivize new affordable development, and programs to support existing residents, the City will proactively work to address and prevent risks associated with displacement.
Research has shown that low-income renter populations are disproportionately exposed to environmental hazards and that housing tenure is a telling determinant of social vulnerability to disasters. Renters bear the brunt of the existing affordable housing shortage, and their adaptive capacity to cope and recover from the 11 Riverside County Department of Public Social Services, 2020 Homeless Point -in -Time Count and Survey, June 2020.
Housing Element Background Report 1 Page BR -103
impacts of environmental hazards may be reduced due to systemic inequities and limited resources. As discussed in the Constraints section under Environmental Constraints, environmental hazards affecting residential development in the City include geologic and seismic conditions, which provide the greatest threat to the built environment, and flood hazards. Structures particularly susceptible to earthquake damage include tilt -up structures, unreinforced masonry buildings, older buildings, and mobile homes. After the 1971 San Fernando earthquake, building codes and design criteria were updated to address seismic occurrences.
Residential development within 100 -year and 500 -year flood zones are subject to specific standards outlined in the City's Floodplain Management Ordinance to minimize flood hazard damage and risk.
Housing Element Background Report 1 Page BR -104
LOCAL DATA AND KNOWLEDGE OTHER RELEVANT FACTORS
In addition to federal, state, regional, and local data presented throughout this document, the City has integrated local knowledge obtained from both formal and informal sources to gain insight into unique attributes about the City related to fair housing issues. The City has identified the following local factors that may contribute to fair housing issues in order to compliment other data sources.
According to the City of Indian Wells General Plan Final Environmental Impact Report, the City is located within the territory ethnographically associated with the Cahuilla people. The name "Indian Wells" was documented as early as 1823, and the area was an important stage station for early pioneers during the late 19t" century. The Cook family is credited as establishing Indian Wells' date industry in the early 20t" century.
The development of a golf course in the nearby resort town of Palm Springs led to a boom in development of golf courses, country clubs, and resort hotels in the area during the 1950s and '60s. The Eldorado Country Club and Golf Course, Indian Wells Country Club and Golf Course, and Indian Wells Hotel were constructed during this time. In an effort to maintain the resort -style character of the predominantly single-family houses being built at the time, the first property owners' association was established in 1957. Indian Wells was incorporated in 1967. The City's financial stability was threatened with th passage of Proposition 13 in 1978, which restricted the City's ability to create property taxes. To obtain alternative sources of revenue, financial consultants suggested the City seek premium destination resorts. This further solidified the City as a resort destination.
In the 1960s, the term "redlining" originated to describe the discriminatory practice of identify areas where banks would avoid investments based on the racial makeup of certain communities. In the 1930s and 1940s, the federal Home Owners' Loan Corporation (HOLC) devised an A (best) through D (hazardous) grading system that reflected the mortgage security of neighborhoods in the City based on racial, ethnicity, and class factors. The Brookings Institution, a nonprofit public policy g_ency, asserts that "[T]the practice of redlining was explicit in its targeting of Black Americans. While Latino or Hispanic residents, low-income white residents, noncitizens, communists, and other populations the federal government deemed 'risky' were often included in redlining, they were not targeted in the same manner as Black residents. Today, neighborhoods that fall within once -redlined areas are more likely to have a higher concentration of Black residents, as well as lower incomes, lower home values, and other negative economic characteristics relative to the rest of their cities." From 1948 through 1968` the Federal Housing Administration's Underwriting Manual recommended the use of racially -restrictive covenants which limited access for minorities to purchase homes.
This practice was outlawed with passage of the Fair Housing Act of 1968.
The practice of redlining or similar discriminatory practices that occurred through the 1960s affected opportunities for persons of color, nonnative residents, certain ethnicities, and other persons deemed lower class. While historic sources document that housing segregation occurred in the Inland Empire, there are no existing HOLC redlining maps for the region12. While the vast majority of the existing housing stock in Indian Wells was built after the Fair Housing Act was passed (over 80% was built after 1970), this does not mean that discriminatory practices did not occur in Indian Wells. U.S. Census Data from 1960 indicates that of Riverside County's 306,191 residents, only 16,819 (5.5%) were non-white. While other areas of the County have become more racially and ethnically diverse since the 1960s, Indian Wells is still predominantly White.
As described in the Patterns of Integration and Segregation section above, this closely reflects the patterns of diversity found in the surrounding Coachella Valley, where the diversity index is consistently less diverse amongst the more affluent, resort -style communities. It is therefore unsurprising that within Indian Wells, areas of concentrated lower diversity typically cover the residential -resort communities.
The lasting effects of historical patterns of development in Indian Wells are apparent when looking at the City's demographics and housing stock. Owing to market trends and regulations that disincentivized or 12 Mitchell, B. & Franco, J., National Community Reinvestment Coalition, HOLC "Redlining" Maps: The Persistent Structures of Segregation and Economic Inequality, https://ncrc.org/holc/ , accessed January 4, 2023.
Housing Element Background Report 1 Page BR -105
outright prohibited dense, multi -family housing, the dominant housing type in the City is single-family housing. The majority of these houses are within planned subdivisions. As of 2019, there are 58 Homeowners Associations within the City. The higher cost typically associated with HOA homes and additional financial responsibilities imposed on residents via monthly assessments could contribute to an inability for lower - income and historically marginalized groups to afford housing in the City. In additionAs well, some HOAs may exclude potential buyers by imposing additional restrictions during the homebuying process, such as minimum credit scores, interviews, and background checks, which are more likely to affect historically marginalized groups. The resort -style living and low densities that are commonplace in the City have likely contributed to the large proportion of senior residents living in Indian Wells. These patterns can account for the City's demographic trend as a largely White, affluent, and older community.
SITE INVENTORY ANALYSIS
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification includes not only an analysis of site capacity to accommodate the RHNA (provided in the Housing Resources section), but also considers whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity. This section analyzes the role of all sites, regardless of income level, in assisting to affirmatively further fair housing. However, special attention is paid to those sites identified to accommodate a portion of the City's lower -income RHNA to ensure that the City is thinking carefully about how the development of new affordable housing options can promote patterns of equality and inclusiveness.
As previously stated, the City finds that there are no known historic patterns of segregation by race and ethnicity, persons with disabilities, familial status, age, or income. Nonetheless, as described throughout this Housing Element, the City is committed to supporting the development of housing to promote a balanced and integrated community. This is highlighted in Table 5-4 in the Housing Resources chapter, as the City has identified a surplus of sites and excess development capacity for housing for all income levels. The location of new development to meet the City's lower income RHNA is not expected to contribute to patterns of isolation or segregation for lower income households. Table 6-7 below presents the geographic distribution of RHNA sites by income category and socio-economic characteristics to relate the selected sites to indicators of fair housing issues. It is important to note that Table 6-7 and this sites inventory analysis do not include Sites Inventory Strategy 2,_Accessory Dwelling Units, which would provide affordable housing options throughout the City, and would not have a concentrated impact on any one census tract. It is also important to note that, as shown in Figure 6-1, Census Tract Boundaries, census tract boundaries do not align with the City's jurisdictional boundaries. Most census tracts within the City contain a substantial portion of land outside the City. Therefore, socio-economic conditions of a particular census tract may not be fully representative of actual conditions within that area of the City.
Housing Element Background Report 1 Page BR -106
TABLE 6-7: DISTRIBUTION OF RHNA CAPACITY BY CENSUS TRACT Census Existin. RHNA Capacity' FFH Indicators
ract
Households
Integration & Segregation
ccess To Displacement Risk
Opportunity
aa
c
Median Povert Low- Dis.lacemen
Income Rate Moderate Risk
Non- Disabilit Resource Overcrowdin
Desi nation Rate
Over•a men
Homeowne
Over a men
CD
m
CD
CD
m
CD
0 if,
Income
Pop.
GIN
Rate
449.11
2,204
110
17 1
$42,679
20.0%
45.6%
Lower
26.0%
14,;x/0
Hig1 est
3.4%
56.8%
24.0%
449.28
1,681
0 0
0 $82,850
7.4%
24.9%
Lower
15.8%
17.46/0
Highest
0.0%
63.5%
21.5%
451.08
2.517
0 0
0 $44.078
14.2%
53.3%
At Risk
51.4%
16.9%
High
8.1 %
63.1%
15.9%
451.17
1,779
0 0
0 $57,102
23.7%
37.2%
Lower
30.2%
9.3%
Highest
2.0%
51.9%
24.1%
451.22
791
86 13
1 $88,542
5.5%
19.4%
Lower
11.8%
15.3%
Highest
0.0%
76.2%
26.5%
451.23
1,132
0 0
0 $96,190
3.9%
16.9%
Lower
28.6%
15.4%
Highest
0.0%
8.8%
25.2%
451.25
1,439
0 0
0 $123,792
6.5%
20.5%
Lower
11.3%
14.7%
Highest
0.0%
29.4%
20.9%
Source: US Census, 2015-2019 ACS; California Housing and Community Development, AFFH Mapping Tool. https://affh-data-resources-cahcd.hub.arcgis.com .
1. This table shows only sites from the Sites Inventory Strategy 1, Proposed Project: Abode Communities Affordable Housing, and Sites Inventory Strategy 3, Opportunity Site for Rezoning. The remaining RHNA capacity is met through ADUs located throughout the City, and will not have a concentrated impact on any one census tract.
Housing Element Background Report 1 Page BR -107
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Housing Element Background Report 1 Page BR -108
Table 6-7 and Figure 6-2 shows the sites identified to meet Indian Wells RHNA allocation in relation to racial/ethnic diversity. As shown, RHNA sites at all income levels are located in areas of both higher diversity (Tract 449.11) and lower diversity (Tract 451.22). As discussed above, Indian Wells generally has low levels of diversity. The sites for all income levels are located in areas with a non-white population ranging from
11.8% to 26%, which is generally representative of the City as a whole. The sites inventory is well distributed in regards to diversity and does not concentrate lower income sites in areas of the City with significantly higher or lower diversity. Additionally, by identifying housing for lower and moderate income sites in areas with a range of diversity indices, the inventory provides opportunities to promote racial/ethnic diversity and further integration.
concentrated in ar as of low diversity. The majority of sitcs arc located in areas of moderate diversity, and no sites arc located in areas of lower diversity.
Figure 6-56 shows the sites designated to meet Indian Wells RHNA allocation in relation to the concentration of persons with disabilities. As shown in Figure 6-6 and Table 6-7, disability rates are fairly consistent throughout the City, and proposed lower income RHNA sites at all income levels are not concentrated in areas with high proportions of persons with disabilities. The locations of sites designated to meet the City's lower income RHNA allocation are not expected to contribute to patterns of isolation or segregation for persons with disabilities.
Figure 6-112 shows the sites designated to meet Indian Wells RHNA allocation in relation to female -headed households. As shown, the percentage of female -headed households with no spouse or partner present is fairly consistent throughout the City, and proposed lower income RHNA sites at all income levelsar ated are not concentrated in areas with high levels of female -headed households.
The locations of sites designated to meet the City's Tower income RHNA allocation are not expected to contribute to patterns of isolation or segregation for female -headed households.
Figure 6-154 shows the sites designated to meet Indian Wells RHNA allocation in relation to concentration of senior residents. As shown, the majority of census tracts in the City contain a significant senior population (over 30% of the census tracts' population). Proposed RHNA sites at all income levels are located in areas that are representative of the City proposed Iowcr incomc RHNA sitcs arc located throughout thc community and are not concentrated in areas with significantly higher proportions of senior residents. The locations of sites designated to meet the City's lower income RHNA allocation are not expected to contribute to patterns of isolation or segregation for senior households.
Figure 6-156 shows the sites designated to meet Indian Wells RHNA allocation in relation to median household income. As shown in Figure 6-16 and Table 6-7, proposed lower income RHNA sites at all income levels are identified in census tracts with median incomes ranging from $42,679 (Tract 449.11) to $88,542 (Tract 451.22). Census tract 449.11 has the lowest median income in the City. However, the portion of this tract located within the City is predominantly comprised of vacant and non-residential land and contains only a small number of residential uses. Additionally, the majority of residential uses within this census tract are located outside of City limits. Therefore, median income data are not necessarily representative for this tract.
Further, a high proportion of older residents on fixed incomes live in these homes; while independently wealthy, smaller fixed incomes result in lower median household income data, which is not a true representation of the occupant's wealth/economic status. Proposed RHNA sites at all income levels are located in areas that are representative of the City.
concentrated in areas with low median household incomc. Although 5some candidate sites are located in the City's lowest median household income census tracts, but the data is not necessarily representative of economic conditions, and the overall distribution is spread amongst census tracts with varying levels of median household income. As discused above, for one of the census tracts with Iowcr median incomes, older residents on fixcd incomes live in these homes; while independently wealthy, smaller fixed incomes result in Iowcr median household incomc data, which is not a true representation of thc occupant's wealth eeenemic-stets. The location of new development to meet the City's lower income RHNA is not expected to contribute to patterns of isolation or segregation for lower income households.
Housing Element Background Report 1 Page BR -109
The City does not have any racially or ethnically concentrated areas of poverty and the identification of sites to accommodate the City's RHNA is not expected to alter this finding. As described above, the southern portion of the City (Census Tract 451.25) is considered a RCAA; however, this census tract is largely outside of City limits and contains only a small number of residential units in Indian Wells.
The City examined the Opportunity Areas Map prepared by HCD and TCAC (Figure 6 11Figure 6-25). The Opportunity Areas Map identifies areas in every region of the state whose characteristics have been shown by research to support positive economic, educational, and environmental health outcomes for low-income families — particularly long-term outcomes for children. Using the statewide Opportunity Areas Map and indicators of segregation, displacement risk, and access to opportunity as overlays to the City's sites inventory, the City was able to identify if the sites included in the inventory to accommodate the lower income Regional Housing Need Allocation (RHNA) affirmatively further fair housing and combat any existing identified patterns.
The City of Indian Wells' 6th Cycle RHNA is 382 units, including 117 units affordable to very low incomclow- income households, 81 affordable to low incomclow-income households, 91 affordable to moderate income households, and 93 affordable to above -moderate income households.- The City has identified 17 units that are under construction or have been constructed since July 1, 2021. In addition, the City has three projects that are approved/entitled, but not yet under constructed (but will be constructed during the planning period). These three projects (Province, Toscana, and Indian Wells Crossing Specific Plan) will result in the production of 2335 units. With these credits, the City has already met its above moderate income RHNA and has a remaining RHNA of 231 units (115 very low income units, 80 low income units, and 36 moderate income units).
To accommodate the City's remaining RHNA, Indian Wells has identified three two sites: two one vacant City -owned site and another site designated for rezoning via a new Housing Opportunity Site Overlay; both sites are located on the eastern side of the City, in an area of Highest Opportunity, and Indian Wells Villages, a City owned at risk affordable senior project, which will be preserved as affordable units during the planning period, which is located in an ar a of High Opportunity. One of the vacant sites is proposed to be developed by Abode Communities as a 100 -unit affordable project; the other vacant site is also owncd by the City and is intended to be used for the development of a future affordable housing projcctundeveloped and the most appropriate location to be rezoned to accommodate the City's remaining RHNA. The City has a high degree of confidence that these sites will provide deed -restricted affordable units to current and future Indian Wells residents and will help to serve the housing needs of the local community. To address displacement risks due to overpayment, the City will provide incentives to encourage affordable development (Program 3) and will develop a targeted program to connect lower income residents with affordable homeownership and rental opportunities within the City.
The City recognizes that ADUs are an excellent opportunity to supplement the City's existing housing stock and provide more affordable housing choices in existing neighborhoods, especially high -resource neighborhoods with limited or no vacant land remaining. The City has included Program 8 in the Housing Plan to monitor the affordability of ADUs developed in Indian Wells to more accurately account for their role in helping achieve the City's housing goals by income level.
Based on a review of the site inventory proposed to accommodate the City's RHNA, the City finds that the location of these sites affirmatively furthers fair housing by promoting the development of new affordable residential projects at vacant sites where new housing is needed to address existing patterns of overpayment.
As discussed previously, Indian Wells is primarily comprised of senior residents, many of who lived on fixed incomes. While they may have household wealth, many Indian Wells residents (renters and homeowners) overpay for housing. By providing more affordable housing opportunities at eityCity-controlled sites, the City seeks to address one of the primary economic impacts experienced by Indian Wells residents. By focusing on new development opportunities on the eastern side of the City, where there is vacant land, while also Housing Element Background Report 1 Page BR -110
looking to preserve the City's existing affordable units, on the western side of the City which is essentially fully developed, the City seeks to serve the needs of different geographic areas of the City and minimize displacement. In addition, the City has included programs in the Housing Plan specifically to address potential fair housing issues, including Programs 15 through 19, in order to provide fair housing outreach and enforcement; expanded choice in housing types and locations; new housing opportunities through integrated living patterns; place -based strategies for community preservation and revitalization; and tenant -protections, including protection from displacement.
6C. Analysis of Contributing Factors
As shown in_Table 6-8, the City has identified the risk of displacement as the primary contributing factor to fair housing in Indian Wells, a pattern evident by the current levels of overpayment for housing expenses.
This is a particularly unique situation in Indian Wells where the majority of residents are seniors living on fixed incomes, which results in lower median household incomes. Although many residents overpay for housing based on costs as a proportion of median household income, residents are independently wealthy despite having lower median incomes due to their age/retirement status. The City has included actions to address the identified factors, as well as the other issues identified in this assessment, throughout the Housing Element programs and policies. In particular, the City has identified one of its two affordable senior projects at high -risk of conversion to market rate units during the next 10 years. The City has included Program 2 to preserve these units as affordable units. Program 20_has been included to affirmatively further fair housing, per AB 686, and take meaningful actions that address displacement risk, significant disparities in housing needs, and access to opportunities for all groups protected by state and federal law. Regional coordination efforts outlined in several programs will ensure that the City furthers patterns of integration and development of affordable housing in such a way that it will have a positive impact on residents of the City and region.
TABLE 6-8: FAIR HOUSING CONTRIBUTING FACTORS
AF H Identified
Fair Housing Issues
Contributing Factors
Meaningful Actions
Protecting Existing
Residents from
Displacement
•
•
Unaffordable rents and
home prices
Availability of affordable
units in general
High
Program 2: Preservation of At -
Risk Units
Program 3: Production of New
Housing Units
Program 7: Replacement of
Affordable Units
Program 8: Accessory Dwelling
Units
Program 9: Public Property
Conversion to Housing
Program
Program 17: Section 8 Housing
Choice Vouchers
Fair Housing Services
Outreach and
Enforcement
• Lack of resources for fair
housing agencies and
organizations
Medium
Program 16: Fair Housing
Policy Procedures
Program 20: Affirmatively
Furthering Fair Housing
Education and
OutreachOutreach and
Housing Element Background Report 1 Page BR -111
Coord
nat erg Program
Housing Element Background Report 1 Page BR -112
FIGURE 6-1. CENSUS TRACT BOUNDARIES
Legend
City of Indian Wells
Other Incorporated Area
Census Tract within the City
of Indian Wells
Other Census Tracts
Housing Element Site
O Site A
O Site B
MIRAGE
r�
Miles
PALM DESERT
Census Tract
451.08
Census Tract
451.17
Census
Tract
449.28
Census
Tract
451.23
INDIAN WELLS
Census Tract
451.25
UNINCORPORATED RIVERSIDE COUNTY
Census
Tract
451.22
i
S UNINCORPORATED
RIVERSIDE COUNTY
I
I 1
I I
I
INDIO
LA QUINTA
GENERAL PLAN 2040
INDIAN `► WELLS
CALIFORNIA
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4,<e
Housing Element Background Report 1 Page BR -114
FIGURE 6-2: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2018
Legend
—1 City of Indian Wells
7.11; Other Incorporated Area
Housing Element Site
O Site A
O Site B
Diversity Index (2018)
Higher Diversity
_ 70-85
55-70
40-55
Lower Diversity
s
Miles
'Data and Mapping Resources. California Department of Housi '3, 2022.
INDIAN WELLS
1. 1. MEE
GENERAL PLAN 2040
CAI IFORNIA
Pl.00lug croup
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4,<e
Housing Element Background Report 1 Page BR -116
FIGURE 6-3: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010
•
Legend
1-1 City of Indian Wells
; 11: Other Incorporated Area
Housing Element Site
O Site A
O Site B
Diversity Index (2010)
_ Higher Diversity
70-85
55-70
40-55
Lower Diversity
1-
•
Miles
bats and Mapping Resources, California Department of Hous 3, 2022.
1 I 1
1 1 • -; 1---
1 1 1 1
JL _ — _ — _ — _ — _ 1 1
I1
;1 I•
- - -
1 0 •.
1 1
L—i ti'_ 1
r
��t- 1
r- I
1 1
J 1-
INDIAN WELLS
•
•
5 I I
1 ,
� I
I �
:; --• i 1
1 1
1 1
•I 1
1 1
•: 1 i 1
GENERAL PLAN 2040
41 INDIAN ic WELLS
CAI IFORNIA
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Housing Element Background Report 1 Page BR -118
FIGURE 6-4: DIVERSITY INDEX BY CENSUS BLOCK GROUP - COUNTYWIDE Legend
I-1 City of Indian Wells
r:i County Boundary
Diversity Index (2018)
— Higher Diversity
— 70-85
_ 55-70
40-55
Lower Diversity
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Housing Element Background Report 1 Page BR -120
FIGURE 6-5: PROPORTION OF POPULATION WITH DISABILITIES BY CENSUS TRACT •
Legend
I —1 City of Indian Wells
;111: Other Incorporated Area
Housing Element Site
O Site A
O Site B
Percent of Population with a
Disability
40%
1 1
`I
11 1I
1 Miles
Aire:: Jate and Mapping Resources, California Department of Housi dap 3, 2022.
/1//O
4,A
INDIAN WELLS
3 •
•
•
-•
•
GENERAL PLAN 2040
0 INDIAN WELLS
CALIFORNIA
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Housing Element Background Report 1 Page BR -122
FIGURE 6-6: PROPORTION OF POPULATION WITH DISABILITIES BY CENSUS TRACT - COUNTYWIDE Legend
r i City of Indian Wells
r=1 County Boundary
Percent of Population with a Disability
40%
r
Moreno Valley
Perris
Canyon i ifee
Lake
e Elsinore
Wildomar
Murrieta
Temecula
2/ 5
Miles
Beaumont
San Jacinto
1 Hemet
SAN BERNARDINO COUNTY
Banning
Desert Hot
Springs
Cathedral
City
Palm Springs
RIVERSIDE COUNTY
a
SAN DIEGO COUNTY
Rancho
Mirage
Palm Desert
Indian
Wells
La Quinta
Coachella
=L
i
GENERAL PLAN 2040 1
INDIAN WELLS'
CALIFORNIA
Resources. Cad.:. -.a Department of Housing and Con,c
III .
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Housing Element Background Report 1 Page BR -124
FIGURE 6-7: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE Legend
1-1 City of Indian Wells
i_ __; Other Incorporated Area
Housing Element Site
O Site A
O Site B
Percent of Population 18 Years and
Over in Households Living with
Spouse
- > 80%
_ 60% - 80%
40% - 60%
20% - 40%
<20%
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Housing Element Background Report 1 Page BR -126
FIGURE 6-8: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE - COUNTYWIDE Legend
r� City of Indian Wells
r=1 County Boundary
Percent of Population 18 Years and
Over in Households Living with
Spouse
▪ > 80%
= 60% - 80%
40% - 60%
20% - 40%
< 20%
lift
INDIAN \)\ WELLS 1
CAI IFORNIA
.�.ni�n.,, nr ,r • u , r
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Housing Element Background Report 1 Page BR -128
FIGURE 6-9: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS Legend
1-1 City of Indian Wells
; 11: Other Incorporated Area
Housing Element Site
O Site A
O Site B
Percent of Children in Married -
Couple Households
▪ >80%
▪ 60% - 80%
40% - 60%
20% - 40%
< 20%
GENERAL PLAN 2040
CAI IFORNIA
Miles
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Housing Element Background Report 1 Page BR -130
FIGURE 6-10: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS - COUNTYWIDE Legend
I-1 City of Indian Wells
r:1 County Boundary
Housing Element Site
O Site A
O Site B
Percent of Children in Married -
Couple Households
_ > 80%
— 60% - 80%
iM 40% -60%
20% - 40%
< 20%
No Data
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Housing Element Background Report 1 Page BR -132
FIGURE 6-11: FEMALE -HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT •
Legend
1-1 City of Indian Wells
Other Incorporated Area
Housing Element Site
O Site A
O Site B
Percent of Children in Female -
Headed Household in which No
Spouse or Partner Present is
Present
80%
1 Miles
e:
1 1
I I ;
1 1
1 •
0 i
L -J if"'
•••rr 1
r- I
1 1
INDIAN WELLS r'
I •�
I '
1 j --1
:,.— - —♦ i 1
•
1 ♦ 1 1
♦e I
e
♦: A 1
11 •
•
•
♦
•
•
- -e
GENERAL PLAN 2040
INDIAN WELLS
CALIFORNIA
Source 'bate and Mapping Resources. California Department of Housing and Community.Devefopment, FamilyStetus Tract 2015 t9.' Map dare - rroy l3, 2022.
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Housing Element Background Report 1 Page BR -134
FIGURE 6-12: FEMALE -HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT - COUNTYWIDE Ri
Legend
r i City of Indian Wells
r=1 County Boundary
Percent of Children in Female -
Headed Household in which No
Spouse or Partner Present is
Present
80%
No Data
Perris
Canyon Menifee
Lake
Elsinore
Wildomar
0 2% 5
Miles
SAN BERNARDINO COUNTY
Desert Hot
Springs
SAN DIEGO COUNTY
r
GENERAL PLAN 2040
N
INDIAN yVy° WELLS'
CALIFORNIA
Source.. i Data and Mapping Resources, California Department of Housing and Community Development, "FamilyStatus_Tract 2015_19." Map dare: ni,ay 13, 2022.
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Housing Element Background Report 1 Page BR -136
FIGURE 6-13: PROPORTION OF SENIOR RESIDENTS BY CENSUS TRACT 0 1
Miles
'ensus Bureau's American Community Survey (ACS) 2015-2019 5 -year estimates
13. 2022.
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Housing Element Background Report 1 Page BR -138
FIGURE 6-14: PROPORTION OF SENIOR RESIDENTS BY CENSUS TRACT - COUNTYWIDE Legend
ri City of Indian Wells
r=1 County Boundary
Percent of Population At or Over Age 65
30%
No Data
Perris
2% 5
CMCI
Miles
r
Beaumont
Banning
SAN BERNARDINO COUNTY
Desert Hot
Springs
Cathedral
City
RIVERSIDE COUNT
SAN DIEGO COUNTY
Palm Deserriof
a Quinta
Coachella
GENERAL PLAN 2040
CALIFORNIA
e 360 of 516
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Housing Element Background Report 1 Page BR -140
FIGURE 6-15: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP
Legend
1_1 City of Indian Wells
Other Incorporated Area
Housing Element Site
O Site A
O Site B
Median Income by Block Group
$125,000
No Data
$87,100 is the HCD State Median Income
INDIAN WELLS
Miles
bats and Mapping Resources. California Department of Housi _.._ .-y!3, 2022.
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Housing Element Background Report 1 Page BR -142
FIGURE 6-16: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP - COUNTYWIDE Legend
I— I City of Indian Wells
r =1 County Boundary
Median Income by Block Group
$125,000
No Data
S87.100 is the HCD State Median Income
Perris
Canyon Menifee
Lake AM in
e Elsinore .11
fril Agri
‘ilrildoiar 11116
11��''f(�■ ocr
If r ri;q1
k'4'i
_+►le
�
sa
r
Beaumont
San Jacinto
A., aar
0 2'/ 51
Miles
Sou*, a and M.::
',14011L4 023�1r�
Hemet
Banning
SAN BERNARDINO COUNTY
Desert Hot
Springs
I♦,
111.11
City
Cathedral
Palm Springs
RIVERSIDE COUNTY
SAN DIEGO COUNTY
epartnt using and Community Development."Medianlncome_BlockGrp_2015_19.` Palm Desert
Indian
Wells
La Quinta
Indio
Coachella
INDIAN WELLS
CALIFORNIA
Pa s e 364 of 516
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Housing Element Background Report 1 Page BR -144
FIGURE 6-17: VERY LOW AND LOW INCOME POPULATION
Legend
L _ 1 City of Indian Wells
;111: Other Incorporated Area
Housing Element Site
O Site A
O Site B
Percentage of Very Low and Low
Income Population*
75%
" HUD's Pow income group data reflects
households barning up to 50% of AMI, which
equates to tf=e State's definition for the very low
income group. HUD's moderate income group
data reflects households earning more than 50%
and up to 90% of AMI, which equates to the
State's definition for the low income group.
Miles
H t)ata and Mapping Resources, California
�'? 2022.
INDIAN WELLS
GENERAL PLAN 2040
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Housing Element Background Report 1 Page BR -146
FIGURE 6-18: VERY LOW AND LOW INCOME POPULATION - COUNTYWIDE R
Legend
r� City of Indian Wells
r=1 County Boundary
Percentage of Very Low and Low
Income Population*
75%
l(¢,5:` Iew. income group data reflects
ding up to 50% of AMI, which
equates to..f3Otate's definition for the very low
income graup:- 'HUD's moderate income group
data reflects households earning more than 50%
and ulZ to 80% of AMI hich equates to the
1"'pn for ncome gro
Miles
nat
r
sa 411111 ��p
Beaumont
SAN BERNARDINO COUNTY
Bannit
Hot gag
s '
Palm Springs
Cathedral
City
RIVERSIDE COUNTY
•
SAN DIEGO COUNTY
Rancho
Mirage
Palm Desert
Indian
Wells
La Quinta ,_
d
GENERAL PLAN 2040
Ara
INDIAN WELLS
0 t.
CALIFORNIA
U. \u... Pi . ,�
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Housing Element Background Report 1 Page BR -148
FIGURE 6-19: ETHNICITY ANALYSIS - RACIAL CONCENTRATIONS Legend
1-1 City of Indian Wells
;111; Other Incorporated Area
Housing Element Site
O Site A
O Site B
Hispanic Majority by Dominance
Slim (gap 50%)
White Majority by Dominance
Slim (gap 50%)
-,
1 Miles
r - -
INDIAN WELLS
----------------
and Cornrnundy Development, PredominantPop_Africr::...
arlominantPop_WhileMajordy" Map date' May 13. 2022
GENERAL PLAN 2040
INDIAN 0yWELLS
CAI IFORNIA
U. •..... PIA. issue .roue
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Housing Element Background Report 1 Page BR -150
FIGURE 6-20: ETHNICITY ANALYSIS - RACIAL CONCENTRATIONS - COUNTYWIDE 4 Legend
▪ City of Indian Wells
=I County Boundary
Hispanic Majority by Dominance
Slim (gap 50%)
White Majority by Dominance
Slim (gap 50%)
r
'r Canyon Menifee
Lake
lae Elsinore
Wildomar
Murrieta
21 5
Miles
sa
r
Temecula
Beaumont
lnt..
�M
Hemet
Banning
SAN BERNARDINO COUNTY
Desert Hot
Springs
Cathedral J
City
Palm Springs
RIVERSIDE COUNTY
SAN DIEGO COUNTY
ing and Community Development,'PredominantPop_AfricanAmericanMajority," "PredominantPop_AsianMajority," "1 redominantPop_WhiteMajority"Map date: May 13, 2022.
Rancho
Mirage
Palm Desert
Indian
Wells
La Quinta
Coachella
GENERAL PLAN 2040
0 INDIAN ,N' WELLSY
CALIFORNIA
Pa
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Housing Element Background Report 1 Page BR -152
FIGURE 6-21: TCAC ECONOMIC SCORE BY CENSUS TRACT
Legend
1-1 City of Indian Wells
Other Incorporated Area
Housing Element Site
O Site A
O Site B
TCAC Economic Score
> 0.75 (More Positive Economic Outcome)
0.50 - 0.75
0.25 - 0.50
< 0.25 (Less Positive Economic Outcome)
1 Miles
1 ♦ re , 1
1 1I
min
I I
1 I I 1. - -
1 1 1
I- -J L ---------; 1
' 0 \.
I O
INDIAN WELLS
i
ua Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract 2021." —1
GENERAL PLAN 2040
INDIAN \)\ WELLS
WELLS
0 CALIFORNIA
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Housing Element Background Report 1 Page BR -154
FIGURE 6-22: JOB PROXIMITY INDEX BY BLOCK GROUP
Legend
1-1 City of Indian Wells
;111: Other Incorporated Area
Housing Element Site
O Site A
O Site B
Index Score
> 80 (Closest Proximity)
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Housing Element Background Report 1 Page BR -156
FIGURE 6-23: TCAC EDUCATION SCORE BY CENSUS TRACT
♦
Legend
1-1 City of Indian Wells
Other Incorporated Area
Housing Element Site
O Site A
O Site B
TCAC Education Score
> 0.75 (More Positive Education Outcomes)
0.50 - 0.75
0.25 - 0.50
< 0.25 (Less Positive Education Outcomes)
Miles
•
1�
-NNL��o
�i0 9C/,/C
1 1
1 1
1 1
1 1
INDIAN WELLS
\N.
-♦ 11
♦ ♦ 1
11 ♦1 I
♦. 1 1
11 0
-
1 GENERAL PLAN 2040
INDIAN WELLS
CALIFORNIA
1 rig and Community Development, "TCAC_OpportunityAreas_Tract 2021."
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Housing Element Background Report 1 Page BR -158
FIGURE 6-24: TCAC ENVIRONMENTAL SCORE BY CENSUS TRACT
Legend
1-1 City of Indian Wells
Other Incorporated Area
Housing Element Site
O Site A
O Site B
TCAC Environmental Score
< 0.75 (More Positive Environmental Outcomes)
0.50 - 0.75
0.25 - 0.50
<0.25 (Less Positive Environmental Outcomes)
0 A;
1/4
Miles
INDIAN WELLS
•
GENERAL PLAN 2040
INDIAN yay° WELLS
CALIFORNIA
beta and Mapping Resources, California
3, 2022.
g and Community Development. TCAC_OppodunityAreas_Tract 2021." Pa • e 380 of 516
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Housing Element Background Report 1 Page BR -160
FIGURE 6-25: TCAC OPPORTUNITY AREAS BY CENSUS TRACT
Legend
1-1 City of Indian Wells
;111: Other Incorporated Area
Housing Element Site
O Site A
O Site B
Opportunity Areas
Highest Resource
High Resource
Moderate Resource (Rapidly Changing)
Moderate Resource
Low Resource
High Segregation and Poverty
Miles
�.O
9c/ic
INDIAN WELLS
g and Community Development, "TCAC OpportunityAreas_Tract 2021." 0 0
•
•
•
s
4 GENERAL PLAN 2040
t 7A/
INDIAN WELLS
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Housing Element Background Report 1 Page BR -162
FIGURE 6-26: OVERCROWDED HOUSEHOLDS
Legend
L .1 City of Indian Wells
;111: Other Incorporated Area
Housing Element Site
O Site A
O Site B
Overcrowded Households by
Census Tract
20%
1 1 1
I I 1- _
1 1 • I I ,
1 L---------,
:
•
4-4
1 Miles
74 .—►r—
r-
i
1 ♦
♦ 1
♦I 1 1
♦� 1 1
11 INDIAN WELLS
Sources: AFFH bata and Mapping Resources. California Department of Housing and Community Development, "OvercrowdedHouseholds_Tract,"and"OvercrowdedHouseholds_S9✓ere_Tract." Map date: May (3, 2022. 1
•
,• 1
1.,
•
•
•
•
•
1 _
•
1 •
GENERAL PLAN 2040
INDIAN yV$° WELLS
CAI IFORNIA
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Housing Element Background Report 1 Page BR -164
FIGURE 6-27: OVERCROWDED HOUSEHOLDS - COUNTYWIDE
1 R
1 Legend
r i City of Indian Wells
r=1 County Boundary
Severely Overcrowded Households
by Census Tract
V/
WA
65%
Overcrowded Households by
Census Tract
20%
Wildomar
Menifee
Murrieta
Temecula
0 2% 5
Mites
r
Beaumont
1 Hemet
SAN BERNARDINO COUNTY
Desert
Hot Springs —
Banning
4 RIVERSIDE COUNTY
SAN DIEGO COUNTY
Palm
Springs
•
Cathedral
City
1 Rancho
Mirage palm
Desert
Indio
La Quinta
CID
GENERAL PLAN 2040
i
INDIAN yV`° WELLS
CALIFORNIA
Sources: AFFH Data and Map,r,
Map date: May 13, 2022.
California _, mmurdlty Development, "OvercrowdedHouseholds_Tract,"and"OvercrowdedHouseholdsSevere_Tract."
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Housing Element Background Report 1 Page BR -166
FIGURE 6-28: COST -BURDENED RENTER HOUSEHOLDS BY CENSUS TRACT Legend
1-1 City of Indian Wells
_, Other Incorporated Area
Housing Element Site
O Site A
O Site B
Percent of Renter Households for
whom Gross Rent (Contract Rent
Plus Tenant -Paid Utilities) is 30% or
More of Household Income
80%
e
Miles
rd
1 1,
—J
O
L -J \-1:11,111, •,,,...,
►r -r I
r- I
I INDIAN WELLS �')
I t �o
i
I
tN ,
•
'
.I
;r l{bu>3ng and Community Development, "Overpayment Tract_2D15-19." 1,D
•
•
•
•
•
•
OW a .
f
GENERAL PLAN 2040
INDIAN vr' WELLS
CALIFORNIA
I®•
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Housing Element Background Report 1 Page BR -168
FIGURE 6-29: COST -BURDENED OWNER HOUSEHOLDS BY CENSUS TRACT Legend
1-1 City of Indian Wells
_; Other Incorporated Area
Housing Element Site
0 Site A
O Site B
Percent of Owner Households with
Mortgages whose Monthly Owner
Costs are 30% or More of Household
Income
80%
Miles
•
INDIAN WELLS
1 •
♦
•
•
•
•
1 GENERAL PLAN 2040
he.
INDIAN WELLS
CALIFORNIA
reu
;;ommunity Development, "Overpayment Tracf_2015
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Housing Element Background Report 1 Page BR -170
FIGURE 6-30: COST -BURDENED RENTER HOUSEHOLDS BY CENSUS TRACT - COUNTYWIDE Legend
ri City of Indian Wells
r=1 County Boundary
Percent of Renter Households for
whom Gross Rent (Contract Rent
Plus Tenant -Paid Utilities) is 30% or
More of Household Income
80%
r
Canyon Menifee
Lake
Lake Elsinore
du
, ,,,
Wil ,
�rne
ta
� 7
Temecula
liaillifikhaNio
1 I.
2% 5
Miles
sa
1 Beaumont
SAN BERNARDINO COUNTY
RIVERSIDE COUNTY
146\111111)111‘
SAN DIEGO COUNTY
GENERAL PLAN 2040
INDIAN WELLS'
CALI FORNIA
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Housing Element Background Report 1 Page BR -172
FIGURE 6-31: COST -BURDENED OWNER HOUSEHOLDS BY CENSUS TRACT - COUNTYWIDE R
Legend
r� City of Indian Wells
r=1 County Boundary
Percent of Owner Households with
Mortgages whose Monthly Owner
Costs are 30% or More of Household
Income
80%
No Data
Temecula
2V 5
Miles
>sa
Beaumont
San Jacinto
r
Banning
SAN BERNARDINO COUNTY
Desert Hot
Springs
Palm Springs
Cathedral
City 10,i,
ii
vsort.�r
RIVERSIDE COUNTY
SAN DIEGO COUNT
mo4ty Development. "Overpayment Tract_2015-19."
Ranc
Mira
A.
La Quinta
Coachella
EMI
7�
GENERAL PLAN 2040
INDIAN WELLS'
CALIFORNIA
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Housing Element Background Report 1 Page BR -174
FIGURE 6-32. SENSITIVE COMMUNITIES
♦
Legend
1-1 City of Indian Wells
_ _; Other Incorporated Area
Housing Element Site
O Site A
O Site B
Sensitive Communities
Vulnerable to Displacement
Other
r
I
--r—
10 r_a
i
INDIAN WELLS
0 1
Miles °
1 bats and Mapping Resources, California Department of Housing and Community Development,"SensitiveCommunities_UrbanDisplacementProjectTract." . 43, 2022.
W
1 ,
1 ,
1 1
1 1
as
•
GENERAL !'LAN 2040
INDIAN WELLS
CALIFORNIA
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Housing Element Background Report 1 Page BR -176
GENERAL PLAN 2040
k
INDIAN WELLS
CALIFORNIA
r)'
Please Start Here, Instructions in Cell A2,
Table in A3:B15 Form Fields
Site Inventory Forms must be submitted to
HCD for a housing element or amendment
adopted on or after January 1, 2021. The
following form is to be used for satisfying
this requirement. To submit the form,
complete the Excel spreadsheet and submit
to HCD at [email protected].
Please send the Excel workbook, not a
scanned or PDF copy of the tables.
General Information
Jurisidiction Name
INDIAN WELLS
Housing Element Cycle
6th
Contact Information
First Name
Jon
Last Name
Berg
Title
unity Development C
Email
[email protected]
Phone
(760) 346-2489
Mailing Address
Street Address
City
Zip Code
Drive
Indian Wells
92210
Table A: Housing Element Sites InventoryTable Starts in Cell A2 ng UseiVacaoa n ras .e ere pe a Si o a es eo Two aen ng cvale(sl ca.. l on,e Carmel on,e ca. To al cape
Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 Jurisdiction
Name
Site Address/Intersection
Assessor Very Lpw o Motlerate Above TYpe of ShoMall
5 Digit ZIP Code parcel Numher Income Low nc me Income Rederate Proposetl Mln mum Description
P(ce Sae Current General Plan GenerelPan Proposetl Maximum Nemec., Opt ona for ona Optona
(Acres) Des gnat on CurrentZoning IGP) Zoning DansRy Density Allowed Tolal Capacity NonvacaM of Exist n9 Intormatlont InformeBON Informal on 3 Des gnat on Allowetl Uses
INDIAN WELL Wes Avenue and Warner Trail
NOIAN WELLS
92210 633360002
84 48
17 Shards11 M Sit®
B Medium Density Residential Medium Density Res Medium Dens i Housing Opp22 20 24
28 Vaent
Vacant
Table C: Land Use, Table Starts in A2
Zoning Designation
(From Table A, Column G)
General Land Uses Allowed
Single-family detached homes, cluster
developments, and attached units
21.12.020 Land use categories
Medium Density Residential
APPENDIX B
PUBLIC ENGAGEMENT SUMMARY
GENERAL PLAN 2040
INDIAN WELLS
CALIFORNIA
r)'
City of Indian Wells Housing
Element Update
June 2023
In partnership with De Novo Planning Group
Table of Contents
Introduction 3
General Education and Advertisements 4
Project Website 5
Virtual Community Workshops 5
In -Person Community Workshop 10
Stakeholder Meetings/Consultation 10
Public Review of Draft Housing Element 11
12 Public Review of Subsequent Draft Housing Element
City of Indian Wells Housing Element Public Engagement Summary B-2
Introduction
The City of Indian Wells is updating its Housing Element as part of the 2021-2029 Housing Element Cycle (Cycle 6). Indian Wells is dedicated to meeting the future housing needs of its residents. The Housing Element Update process is a unique opportunity to connect with residents of Indian Wells and learn more about residents' values, priorities, concerns, and ideas.
The City's public engagement program for the Housing Element is directly connected to the City's ongoing effort to comprehensively update its General Plan, including the Housing Element. As part of this work effort, the community has had the opportunity to weigh-in on key issues related to land use planning and housing, including the evaluation of areas for focused future residential and nonresidential growth. The Housing Element is a part of the City's comprehensive General Plan Update and coordinated with the ongoing work on all General Plan topic areas. For more information related to the General Plan public engagement program, please see the project website at indianwells.generalplan.org.
Throughout the process, the City supported meaningful public engagement by sending direct advertisements, posting to social media, facilitating workshops, and sharing summaries of feedback to validate what we heard. Looking forward toDuring the public review period of the Draft Housing Element, the City \441 -continued to engage the community to seek feedback on the goals, policies, and programs included in the Housing Plan as well as input regarding key issues and challenges identified in the Background Report, including the City's plan to accommodate its fair share of future regional housing growth.
The following activities have been conducted in support of the Housing Element Update and are summarized in this document; copies of key advertisements and presentations are included at the end of this document and are also available on the project website at https://indianwells.generalplan.org . • General Education and Advertisements
• Project Website
• Virtual Community Workshops
• Stakeholder Meetings/Consultation
• Public Review of Draft 2021-2029 Housing Element
• Public Hearings on the Draft 2021-2029 Housing Element • Public Review of the Revised Draft 2021-2029 Housing Element, including outreach to regional health and human service providers and affordable housing advocates City of Indian Wells Housing Element Public Engagement Summary B-3
General Education and Advertisements
The City engaged in a multifaceted campaign to advertise the focused update to the City's Housing Element. Using the City's social media accounts, email listsery generated through the General Plan Update, the City's dedicated General Plan Update website and the City's own website, and direct mailers to interested stakeholders, the City worked hard to educate the community on this project and provide opportunities for meaningful engagement, including from individuals and groups representing lower -income and special needs populations such as Lift to Rise, Variety of the Desert, Desert Arc, Coachella Valley Housing Coalition, and UFW Fountatior Social Media
The City of Indian Wells maintains various social media accounts including Facebook, Nextdoor, and Instagram.
Starting in late 2020 and continuing throughout the
project, the City posted updates to its social media
platforms advertising opportunities to provide input and alerting the public to upcoming meetings and workshops.
Emails
City of Indian Wells- Government O
April 10,, 2022 - Cl
xIndianWells is currently updating the Cit}Is Housing Element, which helps to provide goals, policies and programs to support existing residents, identify locations for development of State future housing needs and meet the needs of special populations such as seniors and persons with disabilities.
We invite you to participate in the Housing Authority Workshop on April 11 from 4 PM to 5:30 PM at the Indian Wells Golf Resort's Celebrity Ballroom. Coffee and dessert will be provided.
The project team complied a database of community members and stakeholders who registered to be notified via email of future public engagement opportunities and key deliverables. Direct emails were sent to these individuals to advertise the General Plan Virtual Workshops and the Public Review Draft 2021-2029 Housing Element.
INDIAN WELLS
Recorded Community Meetings
Contact Us
In late 2020 and early 2021 the City hosted
two virtual Community Meetings as part of our
initial General Plan Update public outreach
efforts. Video recordings of these meetings
can be viewed using the links below:
Your Input
We want to hear what you love about the
community end your vision for the future of
Indian Wells. What types of housing will be
desirable fit future generations? How will
people get around our community? Where will
people want to shop. dine, and wnrk?'
• to receive notifications for future
meetings and surveys.
HOME FAQ GET INVOLVED DOCUMENTS & MAPS CONTACT US
Submit A Comment
Get Involved in the Indian Wells Geneml Plan Update! If you would like to provide comments and input on the General Plan Update process, please fill out the form below and press 'submit'.
You can also contact the Clty of Indian Wells et'
Luis Rubelrava, Assistant Planner
Mac (760) 776-0229
Name •
NaMe
Email'
Subject'
Leal Name
City of Indian Wells Housing Element Public Engagement Summary B-4
Project Website
A dedicated project website ( https://indianwells.generalplan.org/) serves as the main conduit of information for individuals who can access material online. The project website is a part of the General Plan Update website (launched in 2020) and is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions.
The project website includes the following pages:
• Home Page: Introduction about the project
• FAQ: A presentation of common questions and answers including an overview of why public feedback is important and how it will be used to shape the work products • Get Involved: Information regarding upcoming and past meetings and events, including public workshops, open houses, and hearings
• Documents & Maps: Library of relevant documents and maps prepared for the project as well as links to the City's Community Development Department webpage which hosts additional City documents
• Contact Us: Project team contact information and a fillable form to submit comments on an ongoing basis and register to receive future project updates Since September 2020, the project website received over 1,200 views from 959 unique visitors resulting in a total of 700 pageviews. The peak of activity happened around the first virtual workshop, facilitated in November 2020.
Virtual Community Workshops
In preparation for the update of the Housing Element, the City prepared a community engagement plan to describe how stakeholders would be engaged in preparing the Housing Element Update. The success of the update process relies on community members, landowners, and other stakeholders shaping the vision and goals. The City is committed to conducting a transparent, inclusive, and meaningful planning process. This document provided the roadmap for community engagement, highlighting stakeholder identification, notification methods, and workshop overview.
The purpose of the community workshops was to share information and solicit broad input. As a result of public health requirements, workshops occurred virtually using a meeting platform familiar to the City. These virtual workshops provided community members and stakeholders an opportunity to interact and participate at a level similar to an in -person workshop. The City conducted virtual workshops on November 18, 2020, and February 22, 2021. These workshops focused on various topics related to the project, including introducing the project, highlighting community priorities, and identifying housing opportunity areas.
City of Indian Wells Housing Element Public Engagement Summary B-5
Workshop 1 - Vision & Values
Workshop 1 included interactive activities to identify community values and develop ideas for a land - use vision for Indian Wells. A visioning process was also included to identify and prioritize key development areas/opportunity sites. During this workshop, the City also had the opportunity to provide an overview of the overall update process and various tasks related to general plan updates.
Workshop 1 Themes
Major themes common to all of the input received from participants included:
• Consideration of smart growth reflective of the current development patterns; • Use of vacant properties in the City, including retail spaces and vacant lots; • Need for open space and recreation spaces; and,
• Development of residential sites with the same quality as existing housing.
Workshop 2 - Community Health & Wellness
Workshop 2 focused on identifying ways to incorporate community health and wellness into the Housing Element with activities specific to the retirement, senior, and part-time population in Indian Wells. In addition, the workshop included visioning exercises on community definitions of community health & wellness and their application to the Housing Element update.
Workshop 2 Themes
Major themes common to all of the input received from participants included:
• Interest in prioritizing the expansion of recreation programs and activities including exercise classes, community events, and community workshops;
• Expansion and retention of walkable streets and park trails to encourage healthy lifestyles; and
• Need to expand open space opportunities through the City that are programmable green spaces for both active and passive activities.
City of Indian Wells Housing Element Public Engagement Summary B-6
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City of Indian Wells Housing Element Public Engagement Summary B-7
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City of Indian Wells Housing Element Public Engagement Summary B-8
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City of Indian Wells Housing Element Public Engagement Summary B-9
In -Person Community Workshop
In addition to the two virtual community workshops, the City hosted an in -person community workshop specific to the Housing Element update on April 11, 2022. The intent of the in -person workshop was to provide another avenue for the public to interact and learn about the Housing Element, provide input, and ask questions. The workshop included a presentation on the Housing Element process and the Public Review Draft Housing Element, two small group activities, and an opportunity for public comment. Approximately 50 people attended the in -person community workshop.
As part of the outreach effort, the City recognized that some members of the community — particularly seniors and lower income households — may have been unable to connect virtually to attend the virtual community meetings and provide comments due to a lack of reliable Internet or technical expertise. The in -person community workshop provided an opportunity address this potential limitation.
Stakeholder Meetings/Consultation
Throughout preparation of the Public Draft General Plan, the City has engaged directly with community stakeholders working in and around Indian Wells. This effort was both broad -based and targeted towards those most impacted by housing policy, including low- and moderate -income households and special needs groups including seniors, persons with disabilities, large family households, single -parent and female -headed households, non-English speakers, and homeless individuals. The importance of contacting stakeholder groups is twofold. First, stakeholders act as representatives and advocates for groups that would be disproportionately impacted by housing policy. Communication with stakeholder groups thus provides opportunities to solicit feedback and insight from a broad cross-section of the community. Second, stakeholder groups are uniquely positioned to disseminate information to the groups they represent. Many stakeholder groups are service providers that interact with lower -income and special needs groups on a daily basis. They form close relationships with the individuals they represent and can break through the barriers of systemic inequity that have historically corresponded to low levels of civic engagement and trust in government institutions. The City sent a hard copy letter and email to regional stakeholders, including affordable housing developers and advocates, faith -based organizations, and community groups to invite them to consult on the Housing Element Update process. In addition, he City facilitated a direct conversation with Lift to Rise, an affordable housing collaborative action network in the Coachella Valley,
as part of the planning process and appreciates the organization's ongoing involvement in addressing the Coachella Valley's housing needs. This was a specific and intentional effort to involve all economic segments of the community in the development of the housing City of Indian Wells Housing Element Public Engagement Summary B-10
element, specifically lower -income households and special needs groups that Lift to Rise advocates for.
Public Review of Draft Housing Element
The Public Review Draft 2021-2029 Housing Element was made available to the public on December 3, 2021. The material was posted to the project website and the City's website and a press release was posted to the City's website and advertised at public hearings and to individuals registered for project notifications. The City 's also advertised wg the Public Review Draft and providediRg direction on how individuals can provide public comment via its social media challenges and direct letters to stakeholder engaged in housing services in and around Indian Wells. Invitations to review and comment on the draft Housing Element were sent directly to parties who had previously signed -up for notifications and the City advertised availability at meetings with the Planning Commission and City Council.
Interested parties wereare invited to submit public comments using a fillable comment card available on the project website, provide written comments via mail to City Hall, or email comments to the City's Housing Element Project Manager.
The City will host a Community Meeting on the Public Review Draft Housing Element in December 2021. The intent of the Community Meeting will be to provide another avenue/opportunity for the public to I„a n about th„ Housing Element, provide input, and as ost project website. The City received no public comments on the Public Draft 2021-2029 Housing Element during (or after) the 30 -day public review period.
As discussed above, the City hosted an in -person community workshop in April 2022 to review the draft Housing Element and collaborate with the community on how best to accommodate the City's remaining RHNA. At this workshop, the City ask facilitated small group discussions regarding fair housing issues, and confirmed the fair housing analysis contained in the draft Housing Element Background Report. The information provided by the community directly influenced the City's approach to accommodating its RHNA through a Housing Opportunity Site Overlay and the fair housing issues and contributing factors cited throughout this Housing Element.
The Public Review Draft Housing Element was presented to the Planning Commission and City Council as part of a public hearing process, whereby the public and other stakeholders were invited via email to provide comments on the Element as part of its review and approval process. The City did not receive any comments on the Public Hearing Draft Housing Element and the Planning Commission recommended approval to the City Council, which approved the document in June 2022.
City of Indian Wells Housing Element Public Engagement Summary B-11
Public Review of Subsequent Draft Housing
Element
In response to comments from HCD on the City's Adopted Housing Element, the City prepared a Subsequent Draft Housing Element and facilitated its public review in the Summer of 2023. As part of this process, the City specifically notified and solicited feedback from the following organizations who represent and advocate for lower income and special needs groups in the Coachella Valley:
• Lift to Rise: Lift to Rise brings together community advocates and leaders in the public and private sectors to radically increase housing stability and economic mobility for everyone who calls the Coachella Valley home.
• Variety of the Desert: Variety — the Children's Charity of the Desert is dedicated to promoting the health, mobility, independence and social inclusion of special needs and disadvantaged children throughout the Coachella Valley.
• Desert Arc: Desert Arc is a nonprofit human services organization in the desert communities within the larger Coachella Valley — Morongo Basin serving people with intellectual and developmental disabilities including conditions such as Autism, Cerebral Palsy, Down Syndrome, Epilepsy and many others.
• Coachella Valley Housing Coalition. The purpose of the Coachella Valley Housing Coalition, a nonprofit community development corporation, is to improve the living conditions of low-income individuals and families by constructing and operating affordable housing infused with community services programs and other opportunities that enrich, build, & grow their lives.
• UFW Foundation: For 15 years, the UFW Foundation has mobilized farm workers and their organizations across the country to advocate for more equitable policies, such as immigration reform, pesticide protections, heat standards, hazard pay, and other worker protections.
These organizations were invited to consider the City's Subsequent Draft Housing Element anc provide feedback directly to Staff or through the public hearing process at upcoming Planning Commission and City Council hearings. As of late June 2023, the City has not received any comments on its Subsequent Draft Housing Element. The City continues to promote free and open opportunities for all interested parties, stakeholders, and advocates to provide feedback and ideas to the City for consideration in its Housing Element update process. The Housing Plan included in the Housing Element includes numerous commitments for the City to continue proactive public outreach during the planning period to continue considering comments on an ongoing basis as the Housing Element is implemented over time.
City of Indian Wells Housing Element Public Engagement Summary B-12
INDIAN WELLS CITY COUNCIL
July 6, 2023
To: City Council
From: City Manager Department
Prepared by: Peter Castro, Deputy City Manager
Subject: Indian Wells Chamber of Commerce Funding Request RECOMMENDED ACTIONS:
Council DISCUSSES the Indian Wells Chamber of Commerce Request for Funding for Fiscal Year 2023-24; and
PROVIDES direction to staff.
DISCUSSION:
Funding for the Indian Wells Chamber (IW Chamber) in the amount of $10,000 was considered by the City's Finance Committee during the Bi-Annual budget discussions and initially included in the Finance Committee's recommended budget to the City Council.
However, at the May 10, 2023, Finance Committee meeting, the Committee recommended the $10,000 funding be shifted from the IW Chamber to the Greater Coachella Valley Chamber of Commerce (GCVCC) to promote businesses in the City, specifically at the Village I Shopping Center (e.g., Sprouts Grand Opening). One of the Committee concerns raised was the IW Chamber's ability to deliver events (e.g., mixers) in the City of Indian Wells, rather than in neighboring communities.
Since the adoption of the budget, the IW Chamber sent the attached proposal to the City requesting up to $8,000 in financial support for Fiscal Year 2023-24 that specifically targets sponsorships within the community (Attachment No. 1). In the request, the Chamber is asking for the following:
- $1,000 per mixer held in the City of Indian Wells, up to six (6) mixers. The City will receive the proper recognition at each event and any publicity regarding the event.
$2,000 sponsorship of the IW Chamber's Golf Tournament to be held at the Indian Wells Golf Resort tentatively scheduled for September 15, 2023. - Additionally, the City will receive recognition in print material, on the IW Chamber's website, etc.
Normally, this request would be reviewed by the Finance Committee prior to Council consideration, however, the City is in negotiations with the GCVCC on their FY 2023-24 contract and a determination on funding the IW Chamber may affect those discussions.
The Finance Committee requested this be agendized for the Council's review at the July 6, 2023, meeting.
City Council Strategic Goal:
Membership and participation in the various economic development organizations (e.g., IW Chamber, GCVCC, Visit Greater Palm Springs, etc. supports the City Council 2023 Strategic Goal to Encourage and Expand Economic Development Opportunities in the Community.
Commission/Committee Recommendations:
The Finance Committee recommended the $10,000 be transferred from the IW Chamber to the Greater Coachella Valley Chamber of Commerce to promote businesses in the City and to maintain a business membership with the IW Chamber. The budget adopted by the City Council on May 18, 2023 reflects this recommendation.
OPTIONS:
1. Approve the IW Chamber FY 2023-24 funding request of $8,000.
2. Do not approve the IW Chamber funding request.
3. Provide alternative direction.
FISCAL IMPACT:
There is no fiscal impact with the request. Should the City Council approve the request, $8,000 of the funding allocated to the Greater Coachella Valley Chamber of Commerce will be shifted back to the IW Chamber. No supplemental appropriation is requested.
If the Council approves funding for the IW Chamber, staff recommend that the IW Chamber receive payment after completion of the agreed to events or activities.
ATTACHMENTS:
1. IW Chamber Funding Request
1 Y
*0:v04, ATTACHMENT #1
MAN Wifiag
Chatthericifecamext
'' isitor (e er
June 22, 2023
From: Mike Avila, Executive Director, Indian Wells Chamber of Commerce To: Chris Freeland, City Manager, City of Indian Wells
Re: Proposed Fiscal Year July 1, 2023 —June 30th 2024
Dear Chris, ..
Per your request, we have put in writing our request for the City's financial support for the following achievements/events. Thanking you in :advance for your time and efforts.
The Chamber to receive any financial support they will have to achieve the following:
- $1,000.00 per Mixer that are held in the city of Indian Wells with a maximum of 6.
The City will receive the proper recognition at each event and any publicity in regards to the event.
- $2;000.00 sponsorship of the Indian Wells Chamber of Commerce Golf Tournament held at the Indian Wellsao(f Resort. This has already tentatively been scheduled for Friday September 15, 2023.
- Recognition in print material, website, etc, of the City by the Chamber. This will be consistent with previous agreements.
Once again, myself and our Board of Directors appreciate the consideration of your continued support.
Sincerely,
Mike Avila
Executive Director
Indian Wells Chamber of Commerce
74-900 Hwy 111, Ste. #215, Indian Wells, CA 92210
(o) 760-346-7095
(e) [email protected]
2E: IOW /2-90 E? z
1 INDIAN LS
ChemberaCararaeree
(. "'Visitor Center
June 27, 2023
From: Indian Wells chamber of Commerce
T: City of Indian Wells, Chris Freeland, City Manager
Re: Indian Wells Chamber of Commerce, proposed recognition to City as a sponsor Chris,
Per your request please be advised that the Chamber will do the following:
Maintain the City logo on our Thank You Sponsors page in our website. When clicking on the logo it will lead you to the City's website.
Maintain our relationship with the HOA's who use our office for their meetings, available 6 days a week.
- Maintain access to all our resorts from our website homepage. Like above when one clicks on our resorts logo it will direct them to their own website. Resorts are Indian Wells Resort Hotel, Miramonte Resort & Spa, Hyatt Regency in Indian Wells and also the Renaissance Esmeralda in Indian Wells.
- Announce at all our events the City's Sponsorship
Maintain a four page coverage of our City along with a statement from our City Manager & our current Mayor inside our Annual Community Directory Magazine. - Mention of City's Sponsorship with the city logo on our "Thank You' banner at our up- coming Golf Tournament being held at the Indian Wells Golf Resort.
We will continue to provide and assist in all outside inquiries from organizations that wish to bring their conventions, weddings or just family reunions here to our city.
We hope this explains what our intent will be this coming fiscal year July 2023 —June 30th 2024.
Sincerely,
Mike Avila
Executive Director
Indian Wells Chamber of Commerce
74-900 Hwy 111, Ste. #215
Indian Wells, CA 92210
(o) 760-346-7095
INDIAN WELLS CITY COUNCIL
July 6, 2023
To: City Council
From: City Manager Department
Prepared by: Peter Castro, Deputy City Manager
Subject: Winterfest 2023
RECOMMENDED ACTIONS:
Council APPROVES Winterfest expenditures; and
AUTHORIZES Cooper Consulting to finalize the details and purchases of Winterfest with oversight by the city; and
DIRECTS staff on an option with Winterfest.
BACKGROUND:
At the February 3, 2021, City Council Strategic Planning Session, Council directed staff to identify opportunities for an Indian Wells Holiday Experience in collaboration with the Indian Wells Collection of hotels to help drive business during the slower shoulder season of December. In the summer of 2021, an Indian Wells Event Committee (IW Event Committee) including the city, Visit Greater Palm Springs, Indian Wells Golf Resort, Hyatt Regency, Miramonte Resort & Spa, and Renaissance Esmeralda was formed to develop a unique holiday experience for the Golf Resort campus.
The Winterfest concept included the following amenities and activities:
• Enhanced lighting and decor at each property, the intersection of Highway 111 and Indian Wells Lane, and median of Indian Wells Lane. • Programming coordinated and available to guests of any property. • A themed ice-skating rink and Christmas tree at the Indian Wells Golf Resort served as one of the anchor attractions, along with Top Tracer and Shots in the Night.' • Community invited Christmas tree lighting ceremony was held kicking off Winterfest.
Overall, the IW Event Committee agreed that the 2022 Winterfest was a success. A high- level inclusive event that was planned and executed in record time. Despite being a first - 1 If sponsorships exceed expectations, additional amenities may be added to the event (e.g., snow day, snow slide, etc.).
year event, it was well attended, participants' reviews indicated that they enjoyed themselves and the marketing elevated the City of Indian Wells. Winterfest is a communitywide experience that incorporates multiple properties within walking distance from one another and is a unique concept.
At the March 1, 2023, Marketing Committee Meeting, the committee discussed the after - event report on Winterfest and recommended that the City, Golf Resort, and hotel partners work together to develop an event plan, budget, and secure financial sponsorships for a 2023 Winterfest. Over the last couple of months, the various partners have been discussing several ideas to secure funding and how to improve the Winterfest experience. Staff recognized that for the event to be successful, an event coordinator and fundraising consultant was needed. The city has since brought on Cooper Consulting and Creating (CCC), which has experience putting events and fundraising together, to develop the event plan, budget, sponsorship opportunities, and seek cost savings for a 2023 Winterfest. Due to the budget not being approved, the concept of Winterfest and the amenities would remain the same in 2023 unless council approves sponsorship that would allow for additional amenities and activities.
On May 11, 2023, members of the Marketing Committee met with Cooper Consulting and Creating (CCC) to continue exploring a 2023 Winterfest experience. The committee agreed to have CCC work with the various partners on the event plan and budget. In addition, the goal is to raise at least $200,000 in sponsorships or cost savings to help offset the cost of the event. CCC has been gathering sponsorship commitments and cost savings with vendors. On June 5, 2023, staff was informed that CCC had secured a possible cost savings of $95,160 to switch from an ice-skating rink to a roller rink with the same company, Ice America and needed direction to secure the roller rink. Many of the items for Winterfest to be successful need to be secured prior to September 1, 2023, deadline. Staff is informing the City Council on the commitment to date and the current enhancement and cost savings for 2023 in the attached preliminary budget.
CCC has created an Indian Wells Winterfest Business Plan (ATTACHMENT 1). The plan discusses components, marketing and promotion, operations, etc. In addition, a budget has been created (ATTACHMENT 2) showing expenses of $424,058. The largest expenses are the Roller Rink ($184,756) and lighting ($125,000). Revenues are approximately $349,000, which include sponsorships and a VisitGPS grant. The event is budgeted to have a loss of approximately $74,000. It should be noted that switching to a roller rink saved $95,160 instead of providing an ice rink (not including the electricity costs to cool the rink). The budget does not include Transient Occupancy Tax (TOT) or Sales Tax from the event. Additionally, the resort hotels will be assisting with some staffing in kind and will be paying additional funds to provide lighting on their properties.
The main staffing at the event is an estimate of $20,000. The goal of this event is to drive hotel stays and guests to The Vue which will increase both revenue, TOT, and Sales Tax.
City Council Strategic Goal:
Events such as Winterfest support the City Council 2023 Strategic Goal to Evaluate where tourism funds are invested in promoting Indian Wells as a tourism destination and incorporating opportunities to highlight the Indian Wells Golf Resort. In addition, it supports the 2023 Goal of identifying new community events and activities for residents and seek partnerships with Desert Recreation District and other organizations that may be able to assist in providing enhanced benefits to residents.
OPTIONS:
The City Council has the following options available:
1. Approve Winterfest 2023 to take place and earmark $424,058 for all expenditures, and authorize the city staff to move forward with the roller rink instead of ice rink; or
a. Staff will bring back an update in September, based on securing sponsorship commitments and additional cost savings.
2. Approve $100,000 cost to secure the main attraction of the roller rink and some initial supplies; and authorize the city staff to move forward with the roller rink instead of ice rink.
3. Determine not to move forward with Winterfest.
4. Provide alternative direction.
FISCAL IMPACT:
The fiscal ask is determined on the option the council takes:
1. Asking for a supplemental appropriation of $424,058 for FY 2023-24. The costs of the event are to be offset by the $100,000 Greater Palm Springs Tourism Grant, and $200,000 in sponsorships. Additional revenues to be generated include TOT derived from an increase in occupancy, sales tax from increased food and beverage sales at all hotel partners, and increased revenues generated at the Indian Wells Golf Resort from food and beverage sales.
2. Council would authorize $100,000 including the $92,500 deposit to secure the roller rink until a more conclusive budget is brought back to council in September meeting for final approval.
ATTACHMENTS:
1. Indian Wells Business Plan
2. Winterfest Budget
ATTACHMENT #1
Business Plan: Indian Wells Winterfest
1. Executive Summary
Indian Wells Winterfest is a highly anticipated annual holiday festival designed to celebrate the joy and spirit of the winter season. The festival aims to create a vibrant and memorable experience for visitors of all ages through a diverse range of events, activities, and sponsorships. With a focus on community engagement and festive celebrations, Indian Wells Winterfest aims to become the premier winter festival in the region. This business plan outlines the key elements and strategies to ensure the success of Indian Wells Winterfest.
2. Festival Overview
2.1 Mission Statement: Indian Wells Winterfest's a holiday festival running from December 1St- January 4th is a magical winter experience for residents and visitors that showcases the local culture, brings the community together, and supports local businesses and resorts all themed around a unique holiday experience.
2.2 Objectives
• Generate increased hotel occupancy and tourism.
• Create a family -friendly festival that attracts a diverse audience. • Generate revenue through sponsorships, ticket sales, and vendor participation. • Promote the local economy by partnering with local businesses and artisans. • Establish Indian Wells Winterfest as a must -attend event for residents and tourists alike.