Indio City Council
April 6, 2022

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 371 of 1245

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AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 372 of 1245 Page | i City of Indio Appendix C: Constraints and Zoning Analysis Appendix C: Constraints and Zoning Analysis
Table of Contents
Governmental Resources and Constraints ........................................................................................... 1

1.1 Land Use Controls (General Plan and Zoning) .............................................................................. 1 General Plan .............................................................................................................................. 1 Zoning Code .............................................................................................................................. 2 Downtown Specific Plan.......................................................................................................... 10 Housing for those with Special Needs .................................................................................... 12

1.2 Building Standards and Enforcement ......................................................................................... 16 Building Codes ......................................................................................................................... 16 Fair Housing and Americans with Disabilities Act ................................................................... 17 Development Processing Fees ................................................................................................ 18 Local Processing and Permit Procedures ................................................................................ 19 On-Site and Off-Site Improvements ........................................................................................ 24 Airport ..................................................................................................................................... 24 Non-Governmental Constraints .......................................................................................................... 25

2.1 Land Costs ................................................................................................................................... 25

2.2 Construction Costs ...................................................................................................................... 25

2.3 Requests for Housing Developments at Reduced Densities ....................................................... 27

2.4 Length of Time between Project Approval and Applications for Building Permits .................... 27 Environmental Constraints ................................................................................................................. 28

3.1 Geologic and Seismic Hazards ..................................................................................................... 28

3.2 Flooding ....................................................................................................................................... 29

3.3 Utilities and Service Systems ...................................................................................................... 29 Storm Drain Facilities .............................................................................................................. 29 Water Supply/Service ............................................................................................................. 30 Sewer ...................................................................................................................................... 31 Electric Power and Natural Gas .............................................................................................. 33 Analysis of Local Efforts to Remove Constraints and Facilitate Affordable Housing .......................... 34 Minimum Unit Size .................................................................................................................. 34 Parking Requirements ............................................................................................................. 34 Lot Coverage, Setbacks, and Density ...................................................................................... 35 Quantified Objectives ......................................................................................................................... 36

AGENDA ITEM #10.1
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Table 1. Residential Place Types by Major Class in Indio .............................................................................. 1 Table 2. Residential Types Permitted by Zone .............................................................................................. 7 Table 3. Summary of Residential Zoning Requirements and Development Standards ................................ 8 Table 4. Development Standards Downtown Specific Plan ........................................................................ 12 Table 5. Approximate Development Timelines........................................................................................... 23 Table 6. Summary of Quantified Objectives for 6th Cycle (2021-2029) ..................................................... 36 Exhibit A. City of Indio Service Fees ............................................................................................................ 37

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 374 of 1245 Page | 1 City of Indio Constraints and Zoning Analysis Governmental Resources and Constraints
Governmental constraints are policies, standards, requirements, and actions imposed by various levels of government upon land and housing ownership and development. These constraints may include building codes, land use controls, growth management measures, development fees, processing and permit procedures, and site improvement costs. Resources available to development exist in the form of development incentives, bonus programs, and infrastructure.

Land Use Controls (General Plan and Zoning)
Land use controls include General Plan policies, zoning designations, and the resulting use restrictions, development standards, and permit processing requirements.

General Plan
Every city in California must have a General Plan that establishes policy guidelines for all development within the city. The General Plan is the foundation of all land use controls in a jurisdiction. The Land Use Element of the General Plan identifies the location, distribution, and density of the land uses within the city. General Plan residential densities are expressed in dwelling units per acre. The Indio General Plan 2040 was adopted in September 2019 and has brought forth a new creative strategy for meeting the future needs of Indio through land use designations that permit a broad mix of uses. The Land Use Element of the General Plan identifies land use designations called “place types” that are classified by major classes that include Neighborhoods, Centers, and Districts. Each Neighborhood, Center, and District contains a mix of uses and provides guidance related to scale and intensity, development form, and placement. Both Centers and Neighborhoods permit residential uses. Table 1 shows a breakdown of each residential land use by class type.

Table 1. Residential Place Types by Major Class in Indio Major
Classes Place Type and Intent Maximum
Density
Zoning
Correlation*
Neighborhoods
Desert Estates (DE). Conserves natural features while providing the lowest intensity residential neighborhood development. 1 du/ac EE, CEIR, CET, CE Suburban Neighborhoods (SN). Provides low-intensity
neighborhood development for single-family, detached homes. 8 du/ac EE, CEIR, CET, CE, RL, RM
Connected Neighborhood (CN). Provides a broad range of housing choices within a walkable neighborhood setting within a short distance of goods and services. Housing types include single- family detached and attached dwellings of various sizes, courtyard apartments and condos, and medium-sized multifamily buildings designed for neighborhood compatibility.
20 du/ac

RLCI, RM, CE, RM,
RH
Mixed Use Neighborhood (MUN). Provides moderate- to higher- intensity neighborhood development that features a variety of multifamily housing choices and commercial uses along major streets.
40 du/ac

RH, NC, CC, P

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Classes Place Type and Intent Maximum
Density
Zoning
Correlation*
Centers
Downtown (DT). Supports lively, thriving Downtown area by accommodating multistory, mixed-use buildings at higher intensities. Provides for vertical and horizontal mixed-use development.
60 du/ac

DC, P, RH
Midtown (MT). Provides for an active, mixed-use center in Midtown by allowing multistory, mixed-use buildings at higher intensities, community gathering spaces, and land uses to support residents and visitors. Provides for vertical and horizontal mixed-use development.
40 du/ac

NC, CC, RH, P
Neighborhood Center (NC). Provides for areas with a variety of neighborhood-serving retail and commercial uses, housing of various types, other neighborhood-serving amenities, and community-gathering spaces for residents.
10 to 20 du/ac

NC, CC, RH, P
Source: Table 3-2: General Plan Place Types, City of Indio 2040 General Plan Land Use Element. du/ac = dwelling units per acre
* The zoning designations included in this table are current as of November 2021 and analyzed as part of this zoning and constraints analysis; however, they are based on the Indio General Plan 2020, which was replaced by the adoption of the Indio General Plan 2040, and the City of Indio is currently in the process of updating its Zoning Ordinance (see additional information under Section 1.1.2, Zoning Code).

Zoning Code
The Zoning Code is the primary tool for implementing the General Plan. It is designed to protect and promote public health, safety, and welfare. Chapter 159, Zoning Regulations, of the City of Indio (City) Municipal Code includes residential zoning districts that control the use and development standards of specific sites and influence the development of housing within the City. Most residential development proposals in the City are required to go through a Design Review process to ensure that development design meets the desired character of the surrounding community. Objective design standards that allow flexibility can be used to ensure that new development aligns with the community’s vision while decreasing lengthy development timelines and ensuring a level of certainty that cannot be guaranteed through a discretionary process. Table 2 provides a summary of housing types permitted by zone.

The following are current zoning designations that permit residential uses:
• EE – Equestrian Estates
• CE – Country Estate and Visitor
Serving Zone
• CET – Country Estates
Transition

• C-E PD – Country Estate and
Visitor Planned Development
Zone
• CEIR - Country Estates Indio
Ranchos
• RLCI – Residential Low Central
Indio

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 376 of 1245 Page | 3 City of Indio Constraints and Zoning Analysis • RL – Residential Low
• RM – Residential Medium
• RH – Residential High
• CC – Community Commercial
• RC – Regional Commercial
• OS – Open Space
The following are current combining overlay districts that permit residential uses:
• ESO – Emergency Shelter
Overlay
• RPD – Residential Planned
Development
• MH – Mobile/ Manufactured
Homes
• RV – Recreational Vehicle and
Travel Trailer Parks
• SP – Specific Plan
• PD – Planned Development
• DA - Development Agreement
• MU – Mixed Use
• VC – Village Core
Although, it should be noted that while the zoning designations and combining overlay districts listed above are current as of November 2021 and are analyzed as part of this zoning and constraints analysis, they are based on the Indio General Plan 2020 , which was replaced by the adoption of the Indio General Plan 2040. T he City is currently in the process of updating its Zoning Ordinance (Zoning Code). Through the Zoning Co de update, the City’s zoning regulations will be brought into conformity with the Indio General Plan 2040. The updated zoning regulations, which will be adopted in mid-2022, will implement the 2040 General Plan, including the allowed densities and uses.

1.1.2.1 Single-Family Dwelling Units
The City has the following current residential zoning districts, where single-family detached dwelling units are permitted in accordance with the Municipal Code:
• EE – Equestrian Estates
• CE – Country Estate and Visitor
Serving Zone
• CET – Country Estates
Transition
• C-E – Country Estate and Visitor
• C-E PD – Country Estate and
Visitor Planned Development
Zone
• CEIR - Country Estates Indio
Ranchos
• RLCI – Residential Low Central
Indio
• RL – Residential Low
• RM – Residential Medium
• RH – Residential High
Although many zones permit single-family units, most zones require proposals to go through a discretionary Design Review and Site Plan Review that requires a decision by the City’s Planning Commission. Only the EE and CEIR zones permit single-family units by-right.

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1.1.2.2 Multifamily Dwelling Units
The following residential districts permit multifamily dwelling units in accordance with the Municipal Code:
• C-E-PD – Country Estate and Visitor (multifamily developments will be encouraged to develop within this zone as planned developments and would adhere to the standards and requirements of the Residential Medium district for condominium projects, and Residential High district for multifamily projects)
• RM – Residential Medium
• RH – Residential High
The C-E-PD and RM zones both permit apartment and condominium developments. Within the C-E-PD zone, uses are subject to planned development approval and Site Plan approval. Additionally, within the RM zone, permitted uses are subject to discretionary Design Review and Site Plan approval that requires a decision by the Planning Commission.

Multifamily housing is conditionally permitted with a Conditional Use Permit (CUP) within the CC and RC zones, which also requires approval by the Planning Commission.

The development standards of these zones are detailed in Table 3. Development standards for multifamily housing that pose a constraint to development exist in the form of minimum unit size requirements, parking requirements, and permitted densities. Through Program 23, Minimum Unit Sizes, the City will remove minimum unit size requirements. Through Program 29, Reduced Parking Requirements, the City will reduce parking requirements for multifamily housing, especially housing to serve those with special needs and lower-income households. Through Program 37, Zoning Code Updates for the Removal of Constraints, the City will amend its Zoning Code to remove and reduce constraints for residential uses, including housing for those with special needs and housing for lower- income households.

1.1.2.3 Mobile/Manufactured Homes
In addition to single-family and multifamily dwelling units, the City also regulates the development and use of mobile/manufactured homes through the RM-MHD – Residential Medium Mobile Home Park Developed District, RV – Recreational Vehicle and Travel Trailer Parks, and MH – Mobile/ Manufactured Homes regulations and standards. Mobile homes are permitted exclusively in these districts and are subject to Design Review and Site Plan Review.

1.1.2.4 Accessory Dwelling Units
The City’s Zoning Code refers to accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs), collectively called second dwelling units (SDUs). SDUs provide additional opportunities to provide housing for people of all ages and economic levels within established single-family neighborhoods. Section 159.1000 of the Zoning Code details two processes by which SDUs may be permitted. The first process permits SDUs by-right in all zones that permit residential uses by reference to State law, California Government Code Section 65852.2. SDUs that meet the State requirements for

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 378 of 1245 Page | 5 City of Indio Constraints and Zoning Analysis ADUs and JADUs are permitted through a ministerial process that only requires a building permit. In the previous 2 years (2019–2020), the City permitted a total of 18 ADUs.

For SDUs that do not comply with the requirements set forth in State law, the City requires an ADU permit to be obtained, in addition to a building permit. The Zoning Code establishes supplemental procedures for permitting SDUs that are not consistent with California Government Code Section 65852.2 on lots zoned for residential uses within the City.

The City’s regulations detail a second process by which SDUs can be permitted for those proposals that are not consistent with the requirements for ADUs and JADUs in California Government Code Section 65852.22. The City’s supplemental requirements for SDUs that do not meet the requirements for ADUs and JADUs as set forth in State law (Government Code Section 65852.2) are as follows:
• A second dwelling unit may be located on the same lot as a detached single-family residence or multifamily residential building.
• The ADU may be rented only for terms longer than 30 consecutive days. • The ADU shall not be sold or conveyed separately from the primary residence. • All new ADUs are exempt from compliance with the minimum lot size requirements. • All new ADUs shall conform to the lot coverage requirements for the zone in which the ADU is located, except where the application of the lot coverage requirements would not permit construction of an 800-square-foot ADU that is 16 feet in height and located at least 4 feet from the rear property line and 4 feet from the side property line. • The maximum total floor area of any new ADU shall not exceed the following:
▪ New detached ADU: 850 square feet, except for an ADU with more than one bedroom, which shall not exceed 1,000 square feet.
▪ New attached ADU: 850 square feet or 1,000 square feet based on the number of bedrooms, or 50 percent of the primary residence’s living area, whichever is less.
▪ A covered balcony, porch, or patio provided with an ADU shall count toward the total ADU square-footage allowance.
• An ADU shall have a maximum building height of 18 feet or one story, unless the underlying zoning district permits two- story structures and the ADU is constructed above a garage, in which case the maximum height, including the garage, is 25 feet or two stories.
• An ADU shall comply with all front yard setback requirements applicable to the lot’s primary residence. Unless otherwise provided in this section, any new attached or detached ADUs shall have a minimum setback of 4 feet from the rear property line and 4 feet from the side property line.

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 379 of 1245 Page | 6 City of Indio Constraints and Zoning Analysis • No setback shall be required for an ADU that is within an existing structure or constructed in the same location and within the same dimensions as an existing legally permitted structure.

Additional design features for ADUs that use the supplemental requirements include conformity with general development standards of the base zone; the use of landscaping, materials, and colors consistent with the primary residence; a separate entrance from the primary residence; and parking requirements for those that do not meet the exemptions from required parking as provided in State law.

Parking may be provided in the form of a tandem parking space. Program 2 of the Housing Element will ensure that the City’s process for incentivizing affordable ADUs and providing resources for developing ADUs are consistent with the City’s goals of promoting the production of ADUs. Likewise, the City has submitted the ADU Ordinance to the Department of Housing and Community Development (HCD) for review. Program 3 of the Housing Element commits the City to considering HCD’s findings once they are received.

1.1.2.5 Residential Development Standards
Each zone that permits residential uses regulates the residential use permitted, lot size, density, and parking requirements. Although regulations such as setbacks, lot size, and lot coverage can contribute to the number of dwelling units that can be developed on a lot, residential densities are primarily limited by established maximum densities. Table 3 describes all zones where residential uses are permitted in the City and their respective development standards.

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Table 2. Residential Types Permitted by Zone
Housing Type CET* EE CEIR RL* RLCI* RM* RM MHD* RH* CE* CE PD** CC*** RC*** OS*** ESO Single-family detached P P P P P P P P P C
Home occupations P P P P P P P
Guest house that may not
be rented or sold

C P C C C C C
Foster home P P P
Senior housing unit
(“granny flat”)

C C C C C C
Boarding houses/ rooming
houses

C C C C C
Community care facilities C C C C C C
Single-family attached P P P P P
Duplexes P P C
Townhomes P P C
Apartments P P C C
Condominiums P P C C
Senior housing P C C
Recreational vehicles and
travel trailer parks
PD
Mobile/Manufactured
home****

P PD P
Caretaker and employee
housing on site
C
Emergency shelter P
P = Permitted; C = Conditional Use Permit; PD = Planned Development Permit * Subject to Section 159.720 Design Review and Site Plan Review – Any use in this zone is subject to Design Review and Site Plan Review, which requires discretionary action by the Planning Commission. ** All development is required to be governed by an approved Planned Development and is subject to Site Plan Review, which requi res discretionary action by the Planning Commission. *** Subject to Section 159.720 Design Review and Site Plan Review, as well as Section 159.950 Specific Plan Implementation, which requires discretionary action by the Planning Commission. **** Mobile/Manufactured home parks shall be permitted exclusively in the RM district and shall be subject to Section 159.950 Specific Plan Implementation, which requires discretionary action by the Planning Commission.

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Table 3. Summary of Residential Zoning Requirements and Development Standards Zoning District Zone Min.*
Density
Max.

Density
Min.

Lot Area
Max. Lot
Coverage
Min. Floor
Area
(Square Feet)
Max. Building
Height
Min. Front
Yard (Feet)
Min. Side Yard
(Feet)
Min. Rear
Yard (Feet)
Country Estates
Transition CET 3.0 du/ac 3.0 du/ac 13,000 sf 50% 2,000 25 feet/ 2 stories 20 12 feet combined
(minimum 5 feet
each)
15 Equestrian Estates EE 0–2.0 du/ac 2.0 du/ac 20,000 sf None 1,600 25 feet/ 2 stories 30 15 60 Country Estates
Indio Ranchos CEIR-1 N/A 1.0 du/ac 1 acre None 2,500 25 feet/ 2 stories (35 feet w/ CUP) 50 20 30
Country Estates
Indio Ranchos CEIR-2 N/A 0.5 du/ac 2 acres None 2,500
25 feet/ 2
stories (35 feet w/
CUP)
50 20 30
Country Estates
Indio Ranchos CEIR-1/2 N/A 2.0 du/ac 21,780 sf None 2,500 25 feet/ 2
stories (35 feet w/
CUP)
35 20 30
Residential Low RL 3.5 du/ac 4.0 du/ac 7,200 sf to
8,000 sf 50% 1,200** 18 feet / 1 story;
25 feet / 2 stories 15
12 feet combined
(minimum 5 feet
each)
15 Residential Low
Central Indio RLCI 3.5 du/ac 3.5 du/ac 6,600 sf 50% 1,200** 18 feet 20 12 feet combined
(minimum 5 feet
each)
15 Residential
Medium RM 6.0 du/ac 8.0 du/ac
Detached:
4,500 sf
Attached:
7,500 sf
40% 1,100 detached/
1,000 attached
25 feet/
2 stories
10 feet (or 1/2
height of adjacent
structures,
whichever is
greater)
Detached: 5 feet
Attached: 10 feet
(or 1/2 height of
adjacent
structures,
whichever is
greater)
10 feet (or 1/2
height of adjacent
structures,
whichever is
greater)
Residential
Medium Mobile
Home Park
Developed
RM-MHD N/A 10.0 du/ac 4,356 sf 70% None None 5 5 5

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Table 3. Summary of Residential Zoning Requirements and Development Standards Zoning District Zone Min.*
Density
Max.

Density
Min.

Lot Area
Max. Lot
Coverage
Min. Floor
Area
(Square Feet)
Max. Building
Height
Min. Front
Yard (Feet)
Min. Side Yard
(Feet)
Min. Rear
Yard (Feet)
Residential High RH 12.0 du/ac 15.0 du/ac
Detached:
4,500 sf
Attached:
7,500 sf
50%
Studio/1
bedroom: 800, 2
bedrooms: 900, 3
bedrooms: 1,200,
4 or more
bedrooms: 1,400
35 feet/
3 stories
10 feet (or 1/2
height of adjacent
structures,
whichever is
greater)
Detached: 5 feet
Attached: 10 feet
(or 1/2 height of
adjacent
structures,
whichever is
greater)
10 feet (or 1/2
height of adjacent
structures,
whichever is
greater)
Country Estate and
Visitor Serving C-E-PD N/A 3.0 du/ac 20 acres
(contiguous) N/A
single-family:
1,200,
multifamily: 800,
condo.: 800
35 feet / 2 stories 25 25 50
Country Estate and
Visitor Serving C-E-1 N/A 1.0 du/ac 1 acre 40% 2,500 35 feet / 2 stories 25 20 40 Country Estate and
Visitor Serving C-E-2 N/A 0.5 du/ac 2 acres 40% 2,500 35 feet/ 2 stories 25 20 40 Country Estate and
Visitor Serving C-E-5 N/A 0.2 du/ac 5 acres 40% 2,500 35 feet/ 2 stories 25 20 40 Country Estate and
Visitor Serving C-E-10 N/A 0.1 du/ac 10 acres 40% 2,500 35 feet/ 2 stories 25 20 40 Community
Commercial and
Regional
Commercial
CC
RC Multifamily residential permitted subject to a Conditional Use Permit. Projects shall follow the zoning requirements and development standards of the RH zone.

Emergency Shelter
Overlay Development standards of the underlying zoning
Notes: Min. = minimum; Max. = maximum; du/ac = dwelling units per acre; N/A = not applicable; sf = square feet; CUP = Conditional Use Permit * Also referred to as Threshold Density in the City of Indio Municipal Code. ** Minimum dwelling unit size shall increase as lot size increases as follows: 10,000 square foot lot - 1,600 square foot dwelling size; 12,000 square foot lot - 1,800 square foot dwelling size; 15,000 square foot lot - 2,000 square foot dwelling size, 20,000 square foot lot - 2,200 square foot dwelling size; all excluding garages and miscellaneous structures.

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing...Page 383 of 1245 Page | 10 City of Indio Constraints and Zoning Analysis In addition to the above detailed development standards by zone, residential parking standards are dependent on the use, and are as follows:
• Single family
o Two spaces per home in a garage, plus two spaces in a driveway o Homes with four bedrooms or less shall have a garage with a minimum of 20 feet by 20 feet of unobstructed area provided; homes with more than four bedrooms shall have a minimum additional garage space of 10 feet by 20 feet.
• Multifamily
o One assigned space per unit in a garage, plus one-half space per one-bedroom unit and one space per two or more-bedroom unit; alternatively, any ownership unit requires at least a 20 foot by 20-foot garage space.
o Fifty percent of all spaces not in a garage shall be in a covered carport. o In addition to the standard requirements, one additional off-street parking space per five units shall be provided and reserved as guest parking. • Mobile home park
o Two spaces per home in a covered carport
o Tandem parking is permitted.

Development standards for residential uses that pose a constraint to development exist in the form of minimum unit size requirements, parking requirements, maximum lot coverage restrictions, setbacks, and permitted maximum densities. Through Program 23, Minimum Unit Sizes, the City will remove minimum unit size requirements. Through Program 29, Reduced Parking Requirements, the City will reduce parking requirements for multifamily housing, especially housing to serve those with special needs and lower-income households. Through Program 37, Zoning Code Updates for the Removal of Constraints, the City will comprehensively update its Zoning Code to remove and reduce constraints for residential uses, this includes increasing permitted residential densities and ensuring that densities are achievable under the newly formed standards.

Downtown Specific Plan
The City of Indio Downtown Specific Plan (Specific Plan) was adopted in April 2020. This new regulatory plan provides the vision and zoning for the parcels in the 140-acre Downtown planning area. A comprehensive update to the City’s Zoning Code is currently underway, and the provisions of the Specific Plan are intended as “Interim Standards,” with the expectation that the City will amend its Municipal Code to include comprehensively updated Zoning Standards, including a new Downtown Zone that will supersede and replace the Interim Standards as the governing land use and development standards for the planning area. As established in the Specific Plan, in addition to all other relevant requirements established in the City’s Zoning Code, all projects involving new construction will be

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1.1.3.1 Zoning
The Downtown area is divided into two mixed-use zones: Downtown Core (DT-C) and Downtown Neighborhood (DT-N). In addition to these zones, the Retail Ready Overlay (RR-O) is applied to parcels along key corridors within the DT-N zone to facilitate active commercial frontages while still permitting residential uses. Dwelling units, defined by the Specific Plan as “independent living facilities for one or more persons,” are permitted in both the DT-C and the DT-N zones.

Although residential uses are permitted in the DT-C zone, the ground floor is required to be dedicated as a commercial use. Within the DT-N zone, residential uses may be permitted as a sole use. Within the RR- O zone, ground floor residential uses may be permitted, but they are required to be built in a manner that allows flexibility for the conversion to commercial uses as the market changes and increased flexibility is needed. The majority of parcels in the Specific Plan area are zoned as DT-N, with the RR-O zone applied along a handful of key corridors in the DT-N zone. Although ground floor requirements can be a barrier to facilitating the development of housing, the DT-C zone is focused in the densest core of downtown where the ground floor commercial uses are most appropriate.

1.1.3.2 Development Standards
The development standards for the zones within the Downtown Specific Plan area, shown in Table 4, maximize the development intensity of each site while providing flexibility that ensures feasibility.

Rather than restricting development through maximum densities and maximum building square footage, the development standards provide a more flexible approach that regulates the manner in which each development will interact with its surroundings. Residential densities that fit within the restrictions of the maximum building height and meet minimum unit size requirements of the Building Code will be processed ministerially without the restrictions of maximum permitted densities.

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Standard DT-C DT-N
Maximum building height 4 to 6 stories1 4 to 6 stories1 Parking requirements 1 but not greater than 2 spaces per unit Build-To Requirements
Front street build-to line 2 feet 10 feet2
Front street frontage buildout 100% 100%
Side street build-to line (corner lot) 2 feet 2 or 10 feet Side frontage buildout Shall meet build-to line for the first 40 feet behind front façade Minimum Setbacks
Side yard None 10 feet or 10% of lot width3
Rear with alley access 15 feet from alley centerline
Rear without alley access 5 feet 5 feet
Source: Downtown Indio Specific Plan, 2021

1. Buildings may exceed 4 stories, up to 6 stories, in exchange for community benefits.

2. The build-to line is 10 feet from property line wherever a residential unit occupies the ground floor adjacent to a street or public open space; this does not apply to upper floors.

3. Whichever is less.

Housing for those with Special Needs

1.1.4.1 Senior Housing
A senior housing development is defined by Section 51.3 of the Civil Code as a residential development (with 35 dwelling units or more) developed, substantially rehabilitated, or substantially renovated for, “senior citizens.” The units are restricted for use by qualifying residents. The City’s Zoning Code permits senior housing in the RH District and permits senior housing as a conditional use in the CC and RC Districts. Any use in the RH zone is subject to Design Review and Site Plan Review, which requires discretionary action by the Planning Commission. Further, any use in the CC and RC Districts is subject to Design Review and Site Plan Review, as well as Specific Plan implementation.

1.1.4.2 Community Care Facilities
Community care facilities are defined by Section 1502 of the Health and Safety Code as “any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult daycare, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children,” and includes residential facilities, adult day programs, therapeutic day services facilities, foster family agencies, foster family homes, small family homes, social rehabilitation facilities, and community treatment facilities. The City’s Municipal Code allows community care facilities of more than six persons as a conditional use in RL, RM, RH, CC, RC, and OS Districts. This use category captures a broad range of housing types for those with special needs, including older adults and those with developmental disabilities and special needs. This allows the City to accommodate many special housing types to meet the needs of residents. As further detailed in the Permitting Processes and Fees section, below, a project requiring a CUP takes upwards 60 days in processing time, adding between 6 to 8 weeks to the permitting process compared to projects that do not require a CUP.

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 386 of 1245 Page | 13 City of Indio Constraints and Zoning Analysis The City’s Municipal Code was amended in July 2013 with the adoption of Ordinance No. 1634 which redefined “family” as “An individual or group of two or more persons occupying a dwelling and living together as a single housekeeping unit. Family also includes any group of individuals living together as the functional equivalent of a family where the residents share living expenses and chores meals together and are a close group with social, economic and psychological commitments to each other.

Family does not include larger institutional group living situations such as dormitories, fraternities, sororities, monasteries, convents, nor does it include such commercial group living arrangements such as boardinghouses, lodging houses, and the like.” To further accommodate housing for persons with disabilities, there are no maximum concentration requirements. Site planning requirements such as setbacks and lot coverage for group homes or community care facilities are the same as those for similar uses in the same zone. For this reason, the City permits Community Care Facilities with six or fewer persons is permitted as a residential use of property, in the same manner as other residential uses in any zone that permits residential uses.

Requirements for discretionary permits may pose constraints to development. For example, Residential Care Facilities provide in-house treatment or rehabilitation programs on a 24-hour basis. These include drug and alcohol rehabilitation and recovery facilities. While these facilities require a CUP, the Planning Commission will only deny a CUP if the required findings cannot be met. Program 37 of the Housing Element includes an objective to amend the Zoning Code to permit large Residential Care Facilities, not subject to a discretionary permit.

1.1.4.3 Definition of Family
Fair housing law prohibits defining a “family” (and by extension, living quarters) in terms of the relationship of members (e.g., marital status), number of occupants, (e.g., family size), or other characteristics. Other definitions should also be consistent with fair housing law. The City defines “family” as “an individual or group of two or more persons occupying a dwelling and living together as a single housekeeping unit. Family also includes any group of individuals living together as the functional equivalent of a family where the residents share living expenses and chores, and have meals together and are a close group with social, economic, and psychological commitments to each other. Family does not include larger institutional group living situations such as dormitories, fraternities, sororities, monasteries, convents, nor does it include such commercial group living arrangements such as boardinghouses, lodging houses, and the like.” Family dwelling units include, but are not limited to, single-family, duplexes, townhomes, apartments, and condominiums, and does not reference “family” as defined in the Code. The definition of family, therefore, does not constrain or limit development of residential care facilities or other specialized housing for unrelated individuals and those with disabilities or special needs.

1.1.4.4 Emergency Shelters, Transitional Housing, and Supportive Housing In July 2013, the City Council adopted Ordinance No. 1634 to create an Emergency Shelter Overlay Zone District where emergency shelters are permitted by-right. However, the City’s Zoning Code incorrectly states that the Emergency Shelter Overlay District is considered a Combining Overlay District, suggesting that Emergency Shelters are subject to the Combining Overlay District discretionary approval. While

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 387 of 1245 Page | 14 City of Indio Constraints and Zoning Analysis Emergency Shelters are permitted by-right in accordance with State law, through Program 37, Zoning Code Updates for the Removal of Constraints, the City will clarify within its code that Emergency Shelters are permitted by-right in accordance with State law.

The City selected key vacant sites for the overlay that can accommodate a total of 500 shelter units. The Zoning Map was amended to designate an Emergency Shelter Overlay Zone District for emergency shelters at the specific sites. The emergency shelter overlay zone district is located in close proximity to a park, an elementary school, gas stations, restaurants, including fast food restaurants, a market, a food distribution center, a religious institution, and multiple bus stops. In addition, Municipal Code definitions related to housing, including emergency shelters, transitional housing, and supportive housing, were amended such that transitional and supportive housing are considered residential uses subject to the same regulations and procedures that apply to other residential uses of the same type in the same zone.

The Housing Element Needs Assessment (provided in Appendix B, Community Profile) identifies the number of those experiencing homelessness in the City and the facilities that serve this population. The need for emergency shelters is required to be assessed based on the capacity necessary to accommodate the most recent homeless point-in-time count conducted before the start of the planning period, the need for emergency shelters based on number of beds available on a year-round and seasonal basis, the number of shelter beds that go unused on an average monthly basis within a one- year period, and the percentage of those in emergency shelters that move to permanent housing solutions. There are 83 unsheltered people experiencing homelessness in the City.

The total land area under the Emergency Shelter Overlay Zone is 14.8 acres. Considering the maximum permitted three stories per structure, required setbacks, non-livable spaces in a structure, the lots in the overlay, and the minimum of 220 square feet per unit permitted by the California Building Code approximately 500 units can conservatively be accommodated for the unsheltered population.

Therefore, the capacity for the Emergency Shelter Overlay Zone District of 500 units, can easily accommodate the needs of the unsheltered population in the City. The City does not specify parking requirements for Emergency Shelters. Therefore, through Program 29, Reduced Parking Requirements, the City will amend its Zoning Code to calculate Emergency Shelter parking requirements based on the demonstrated need to accommodate staff.

The City permits transitional and supportive housing subject to the same development regulations that apply to other residential developments with the same zone; however, due to discretionary approvals required by Design Review and Site Plan Review for multifamily housing, these uses are not permitted by-right. The City treats these uses as a residential use subject to the same regulations and procedures that apply to other residential uses of the same type in the same zone.

Programmatic enhancements to the City’s existing emergency shelters, transitional housing, and supportive housing, as well as systematic improvements to encourage development of new supportive facilities, are included in the Housing Element, as follows:
• Program 21, creating a Local Housing Trust Fund for the preservation, rehabilitation, or creation of affordable housing, transitional housing, and emergency shelters.

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 388 of 1245 Page | 15 City of Indio Constraints and Zoning Analysis • Program 22, amending the City’s Zoning Code to permit the development of Low-Barrier Navigation Centers by-right in mixed-use and non-residential zones that permit residential uses.

Low-Barrier Navigation Centers are housing first, service-enriched shelters that provide temporary living facilities for persons experiencing homelessness, and are focused on moving people into permanent housing.
• Program 29, amending the Zoning Code to ensure that emergency shelters are subject to parking standards that accommodate the staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other uses in the same zone.
• Program 33, amending the City’s Zoning Code to permit supportive housing by-right in residential zones that permit multifamily uses and mixed-use zones that allow residential uses. • Program 37, amending the Zoning Code to clarify that Emergency Shelters are permitted by- right in the Emergency Shelter Overlay District.

1.1.4.5 Single-Room Occupancy
The City’s Municipal Code includes a d efinition of “single-room occupancy,” which is as follows : “ A residential facility where individual secure rooms are intended or designed to be used, or which are used, rented or hire out, to be occupied by a one- or two -person household for sleeping purposes. Rooms generally include a sink, closet and toilet, with shower and kitchen facilities typically shared. Single-room occupancy units are rented on a weekly or monthly basis.”

1.1.4.6 Housing for Farmworkers
Consistent with the Employee Housing Act, any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use. Although the City’s Municipal Code does not restrict the development of farmworker housing in any zone that permits residential developments of this type (i.e., multifamily or single-family), the Municipal Code does not provide explicit zoning for employee housing or farmworker housing.

There are currently three developments from Coachella Valley Housing Coalition in the City that provide housing opportunities for farmworkers: Desert Garden Apartments (88 units), the Fred Young Labor Apartments (100 units), and Villa Hermosa (Phases I and II: 153 units). Additionally, 100 very low-income deed-restricted farmworker units are expected to be completed during the 2021–2029 planning period for Villa Hermosa Apartments Phase III to replace the Fred Young Labor Apartments. In addition, the Horizons at Indio, a 2008 development project from Urban Housing Communities, is an 80-unit affordable senior housing complex with 40 units occupied by former or current older adult farmworkers.

To provide explicit zoning that complies with State Health and Safety Code Sections 17021.5 and 17021.6, the City has included Program 13 of the Housing Element. Program 13 of the Housing Element amends the City’s Zoning Code to develop a process by which farmworker housing is permitted and encouraged by ensuring that employee housing is permitted with the same regulations as a single-family residence in that zone.

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Building and safety codes are adopted to preserve public health and safety, and to ensure the construction of safe and decent housing. These codes and standards have the potential to increase the cost of housing construction and/or maintenance. Further, required permits and processes associated with development can extend project timelines and associated costs.

In an effort to increase transparency of the development permitting process, the California Legislature adopted Assembly Bill 1483 in 2019 to require jurisdictions to post detailed information regarding development proposal requirements. A jurisdiction shall make all of the following available on its website, as applicable, and update any changes to the information within 30 days of the change:
• A current schedule of fees, exactions, and affordability requirements imposed by the city, applicable to a proposed housing development project, which shall be presented in a manner that clearly identifies the fees, exactions, and affordability requirements that apply to each parcel.
• All zoning ordinances and development standards, which shall specify the zoning, design, and development standards that apply to each parcel. • The list required to be compiled of information that will be required from any applicant for a development project.
• The current and five previous annual fee reports or the current and five previous annual financial reports.
• An archive of impact fee nexus studies, cost of service studies, or equivalent, conducted by the city on or after January 1, 2018.

Building Codes
The City of Indio has adopted the 2019 California Building Code (CBC), which supersedes the previous regulations identified within Chapter 151 of the City’s Municipal Code. The CBC establishes construction standards for all residential buildings. Amendments to the CBC are conducted as needed to further define requirements based on the unique local conditions. The CBC is designed to protect the public health, safety, and welfare of Indio’s residents. Code enforcement in the City is performed proactively and on a complaint basis by the Code Enforcement Division of the Indio Police Department.

The City also adopted local amendments to the CBC and the California Residential Code due to needed clarifications and changes to address local conditions. Relevant amendments allow the City to maintain the same level of seismic and wind resistance for high-rise, tilt-up, and poured-in-place concrete buildings, as with the previously adopted codes. The relevant amendments include the following:
construction document approval for all wood-frame dwellings, rather than just those greater than two stories; the prohibition of wood foundations in specified seismic design categories; the prohibition of wood foundation walls for structures located in specified seismic areas; and the prohibition of the use of staples in braced wall panels, roofs, floors, and subfloors in specified seismic areas. Other modifications are of an administrative or procedural nature. Although building code requirements can increase the

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Fair Housing and Americans with Disabilities Act
The Federal Fair Housing Act of 1998 and the Americans with Disabilities Act (ADA) are Federal laws intended to assist in providing safe and accessible housing. ADA provisions include requirements for a minimum percentage of units in new developments to be fully accessible for persons with physical disabilities. Compliance with these regulations may increase the cost of new housing construction and the cost of rehabilitating older units, which may be required to comply with current codes. However, the enforcement of ADA requirements is the best way to ensure that there is housing available and accessible to meet the needs of all residents, especially those with special needs.

The City has included a number of programmatic measures to comply with the Fair Housing Act and ADA in its Housing Element, including the following:
• Program 1, increasing opportunities for accessibility to go above and beyond what is required under existing laws. This program would provide resources related to universal design, home retrofits, and other accessibility guides, as well as a new incentive in exchange for increased accessibility.
• Program 5, ensuring that assessments of fair housing conditions within the City are completed continually, and that impediments to individual or household access to housing in the City are identified. This program leads the City toward affirmatively furthering fair housing through inclusion of fair housing education and proactive outreach. • Program 16, providing fair housing services in conjunction with the Inland Fair Housing and Mediation Board (IFHMB), including information, investigation, education, conciliation, and referral for housing discrimination complaints free of charge. • Program 28, providing reasonable accommodations, including a waiver of regulations, policies, or procedures to afford persons with disabilities an equal opportunity to use and enjoy a dwelling.

1.2.2.1 Reasonable Accommodation Procedures
Special interior improvements are often needed to accommodate a tenant or homeowner with a disability. For example, door frames must be wider to accommodate wheelchairs, ramps are needed instead of stairs, handrails in bathrooms need to be installed, cabinet doors must be accessible, and light switches and other devices need to be within easy reach. Unless these provisions are included during original construction, such amenities will not likely be provided in a typical rental unit.

The City is required by the Federal Fair Housing Act and the California Fair Employment Housing Act to provide a process for consideration of reasonable accommodation requests. The process shall include a deviation procedure that is available to applicants for circumstances where the existing zoning regulations would preclude residential development for persons with disabilities. The City is committed to providing reasonable accommodations to policies and programs to ensure that persons with

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 391 of 1245 Page | 18 City of Indio Constraints and Zoning Analysis disabilities have an equal opportunity to enjoy all of its programs, services, and activities. Program 1 and Program 28 of the Housing Element focus on encouraging equal access to housing and services to meet the needs of persons with disabilities and ensure compliance with the Federal Fair Housing Act.

Development Processing Fees
Various development processing and permit fees, provided in Exhibit A, City of Indio Service Fees are charged by the City and other agencies to cover administrative processing costs associated with development. These fees ensure quality development and the provision of adequate services. Often, development fees are passed on to renters and homeowners in the price/rent of housing, thus affecting the affordability of housing. With limited revenues and a need to offset the public costs of new development, cities impose development fees to fund needed infrastructure.

The City charges most of its building and safety fees based on the total property valuation. Building plan check, processing, and building permit fees all increase based on the valuation range that a property falls into. Environmental, planning, and engineering fees are calculated in a manner intended to recover the City’s costs. Each fee has an identified cost recovery percentage. This approach is based on tracking staff time to accurately capture the actual cost associated with processing each development project within the City.

For a recently entitled and constructed 70-unit multifamily residential development, the City charged a total of $493,840.81 in fees (approximately $7,055 per unit). This is representative of a typical multifamily project in the City. Due to economies of scale, fees per unit for smaller multifamily developments may be higher. For typical, new single-family residential development, the City charges an average of $13,923 per unit, not including Transportation Uniform Mitigation Fees (TUMF) from the Western Riverside Council of Governments or Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) fees from the Western Riverside County Regional Conservation Authority (RCA). The City has found these fees to be comparable to other fees charged by other jurisdictions in the region, and has not found them to negatively impact housing development. A complete list of fees can be found in Exhibit A, City of Indio Service Fees.

1.2.3.1 Indio Art in Public Places Program
In addition to sta ndard development fees, the City has adopted Chapter 159.840 of the Municipal Code (passed on February 1, 2006, by Ordinance 1455), which establishes the City’s Art in Public Places Program.

This program provides a process by which developments subject to the program shall allocate a percentage of the costs of the development toward the placement of artwork within the development or elsewhere in the City; a developer may also pay an in-lieu fee. Requirements for residential projects under this program include the following:
• All individual residential construction, rehabilitation, or expansion with a building permit valuation of $100,000 or more will be assessed an amount equal to 0.25 percent for that portion of the permit valuation in excess of $100,000. • All other residential development, including two or more single-family dwellings being built concurrently in the same tract by the same owner or contractor will be assessed an

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This program does not prohibit a project applicant from placing an approved artwork with acquisition and installation costs in an amount less than the program allocation, provided that the applicant also pays to the art fund an amount equal to the difference between the program allocation and the costs of acquisition and installation of such artwork.

Local Processing and Permit Procedures
Local processing and permit procedures can constrain the development of housing through unnecessary discretionary permit requirements, lengthy permit processing timelines, and subjective requirements that leave uncertainties in the overall development design and density. Discretionary actions can be required for development Design Reviews, required use permits, zone or plan amendments, and subdivisions. Whereas ministerial, or by-right, permits involve application of objective standards and criteria.

Further, in accordance with Section 65913.4 of the California Government Code, also known as Senate Bill (SB) 35, a permit applicant may submit an application for a development that is subject to the streamlined, ministerial approval process and is not subject to a CUP if the project meets the objective planning standards as outlined in the Government Code and as summarized below:
• Multifamily housing developments on infill sites zoned for residential or residential mixed-use.
• A minimum of 10 percent of the units are dedicated as affordable to households earning 80 percent or less of the area median income.
• For developments with 10 or more units, a prevailing wage requirement is included in all contracts for the performance of work.

Jurisdictions do not need to adopt a local ordinance to implement the ministerial processing provided by SB 35. The City reports annually on any applications received pursuant to SB 35. In compliance with SB 35, Program 12, Development Permit Streamlining, of the Housing Element furthers streamlining of the permit approval process for qualifying development proposals, as detailed above. The City will also identify opportunities to use this streamlining process for expedited approval in other areas of development, including development incorporating green building practices.

1.2.4.1 Design Review and Site Plan Review
Chapter 159.720 of the City’s Municipal Code identifies the regulations associated with Design Review and Site Plan Review processing within the City. Through this process, the Planning Commission is empowered to grant or deny applications for CUPs and to impose reasonable conditions upon the granting of CUPs subject to the right of appeal to the City Council.

Conditions that may be imposed by the Planning Commission may include, but shall not be limited to, payment of drainage fees; requiring special yards, open spaces, buffers, fences, and walls; requiring installation and maintenance of landscaping; requiring street dedications and improvements;

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For Design and Site Plan Review, the Planning Commission shall make the following findings before granting approval:
• That the proposed location of the use is in accord with the objectives of this title and the purpose of the district in which the site is located. • That the proposed location of the use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. • That the proposed use will comply with each of the applicable provisions of this title, except for approved Conditional Use Permits, variances or adjustments. • That the proposed use complies with the goals, objectives, and policies of the City’s General Plan.

The findings requirements ensure compliance with the development standards and regulations found in the City’s Zoning Code, and preserve the public health, safety, and welfare. A CUP may grant variances or adjustments to the regulations. New residential units to be located within areas developed as part of a Master Plan or Specific Plan will be subject to design guidelines that are prepared for each of these areas. These guidelines promote certainty for developers in the review and approval process. The Design Review and Site Plan Review approval process is a constraint to development, as it can add up to 5- 7 months of time associated with project approvals, increasing the complexity associated with development. Additionally, the regulations associated with this process incorrectly references CUPs, however, developments subject to Design Review or Site Plan Review may not necessarily be subject to a CUP. Through Program 37, Zoning Code Updates for the Removal of Constraints, the City will amend its Zoning Code to clarify the Design Review and Sites Plan Review procedures and to minimize the constraints associated with this process. Additionally, through Program 25, Objective Development Standards, the City will ensure that all new design standards that are developed are objective, creating opportunities for projects that are subject to Design Review to be reviewed objectively against the City’s regulations.

1.2.4.2 Conditional Use Permit
Section 159.750 of the City’s Zoning Code identifies the regulations associated with CUPs within the City.

Conditional uses require special consideration so that they may be located properly with respect to the objectives of the zoning regulations and with respect to their effects on surrounding properties. To achieve these purposes, under Section 159.750, the Planning Commission is empowered to grant or deny applications for CUPs for such conditional uses as are prescribed in the district regulations and to

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 394 of 1245 Page | 21 City of Indio Constraints and Zoning Analysis impose reasonable conditions upon the granting of CUPs, subject to the right of appeal to the City Council.

Upon submittal of an application with the Community Development Department, the City will review the application for a CUP, prepare a report to the Planning Commission, and schedule the application for a hearing with the Planning Commission, where action will be taken. Typical processing time for this type of action is approximately 60 days and the total time associated with a Conditional Use Permit can take up to 6-8 months.

The Planning Commission must make the following findings before granting a CUP:
• That the proposed location of the conditional use is in accord with the objectives of this title and the purpose of the district in which the site is located. • That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. • That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments. • That the proposed conditional use complies with the goals, objectives, and policies of the City’s General Plan.

The time associated with a CUP is a constraint to the development of housing, although, multifamily uses in not subject to a CUP (see Table 2). CUPs are required of specific uses in specific zones as identified in Table 1 and are required to preserve the public health, safety, and welfare. Through Program 37, Zoning Code Updates for the Removal of Constraints, the City will amend its Zoning Code to provide more opportunities for uses to be permitted without being subject to a CUP, minimizing the constraints associated with this process. Additionally, through Program 7, By-Right Development, the City will remove any discretionary processes for qualifying developments. Further, through Program 22, Low-Barrier Navigation Centers and Program 34, Supportive Housing, the City will amend its Zoning Code to ensure that these uses are permitted, not subject to any discretionary approval, in accordance with State law.

1.2.4.3 Combining Overlay District Plan Implementation
Development proposals located within a Combining Overlay District are subject to Section 159.950 of the City’s Zoning Code, which requires the approval and adoption of a Site Development Plan. Site Development Plans, at a minimum, provide the location, site, height, type, and utilization of all structures; the details regarding proposed parking, landscaping, and architectural features and materials; all improvements to be dedicated as public utilities; a phasing plan; and a preliminary report regarding storm drainage, sewage disposal, grading, and public utilities.

Any such Site Development Plan may be denied, approved, modified and approved, or approved subject to conditions.

In regard to the findings for approval or denial of a site development plan the following is considered:

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• The present and proposed zoning.
• The use of the subject property and the surrounding property; and • To permit the same degree of enjoyment of the subject property, but subject to the same degree of protection of adjoining properties, as would be accorded in normal circumstances by the standard restrictions imposed by this chapter.

These standards are intended as minimum restrictions necessary in normal circumstances to prevent substantial depreciation of property values in the vicinity, unreasonable interference with the use and enjoyment of property in the vicinity by the occupants thereof for lawful purposes and the protection of the public peace, health, safety and general welfare. “Normal circumstances” are intended to refer to the case of a permitted case upon a lot of normal size and shape surrounded by property in the same zone as the lot in question.

Plans are rejected, modified, or conditioned in the event that the proposed specific site development plan would unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes or would endanger the public peace, health, safety or general welfare.

While the Combining Overlay District Plan Implementation regulations may be a constraint to development, this only applies to overlay districts. Through Program 37, Zoning Code Updates for the Removal of Constraints, the City will amend its Zoning Code to provide more opportunities for uses to be permitted without being subject to the Combining Overlay District Plan Implementation regulations, minimizing the constraints associated with this process.

1.2.4.4 Variances and Adjustments
In addition to the flexibility to the zoning regulations that are provided by a CUP, variances and adjustments may be granted in special circumstances applicable to the property. Variances and adjustments include size, shape, topography, location, or surroundings that deprive such property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification.

Applications may be heard by the Community Development Director as they relate to the lot area, lot width, yards, and off-street parking regulations. All other variance applications are heard by the Planning Commission. This process is only required of developments that choose to deviate from the City’s regulations. Through Program 25, Objective Development Standards, the City will ensure that all new design standards that are developed are objective, increasing transparency and certainty in the development process through standards that are uniformly verifiable by reference, thereby minimizing potential requests for variances or adjustments. Further, through Program 37, Zoning Code Updates for the Removal of Constraints, the City will amend its Zoning Code to provide more flexibility in its regulations.

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1.2.4.5 Density Bonus Requirements
Chapter 154 of the City’s Municipal Code adopts the California density bonus regulations by reference to Government Code Sections 65915–65918. The City’s density bonus regulations apply to housing developments that consist of five or more units. The bonus provides an increase in allowed density of at least 25 percent above the maximum density allowed per the City’s Zoning Code.

Although the City’s ordinance is not inconsistent with the allowances provided in State density bonus law, the City’s ordinance does not specify how compliance with density bonus law is implemented, but rather references State law. Jurisdictions are required to adopt an ordinance that specifies how they implement the density bonus program. Program 9 of the Housing Element addresses compliance with State regulations, including the provision of a density bonus for 100 percent affordable developments and student affordable housing.

1.2.4.6 Typical Permit Procedures
Upon submittal of an application with the Community Development Department, City staff will review the application materials. If Design Review is not required, the project is administratively reviewed by the City’s Planning staff and then, upon approval, the project can be submitted for building permits. If Design Review or a CUP is required, the City schedules a public hearing before the Planning Commission.

For development projects, potential delays in processing development applications and plans can increase time and costs considerably. Additionally, discretionary processes create uncertainty in the development process and increase project timelines. Table 5 provides approximate timelines for typical development approvals within the City.

Table 5. Approximate Development Timelines
Action / Request Processing Time Comments
Environmental Impact Report 12–15 Months Processing and review time limits controlled through the California Environmental Quality Act. Adopted by the Planning Commission.

Negative Declaration 6–9 Months Processing time can be extended if the project has a longer review and approval period. Adopted by the Planning Commission.

General Plan Amendment 12–15 Months
Government Code Section 65358 limits the number of times any element of the General Plan can be amended each calendar year, and amendments can often trigger other required updates that require funding and dedicated staff time. This process requires a public hearing for the City Council and Planning Commission.

Zone Change 9–12 Months Requires a public hearing for the City Council and Planning Commission.

Tentative Parcel Map 4–6 Months Requires Planning Commission approval, unless there is an easement, which also then requires a hearing before City Council.

Tract Map 6–8 Months Requires a public hearing for the City Council and Planning Commission.

Variance 6–8 Months Approved by the Planning Commission.

Conditional Use Permit 6–8 Months Requires a public hearing and approval by the Planning Commission.

Design Review 5–7 Months Requires Planning Commission approval.

Plan Review 4–6 Weeks City staff reviews plans and routes these plans to various departments, as needed, to help streamline the process.

Source: City of Indio Community Development Department, 2020.

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The City requires both on- and off-site improvements for new residential construction. These improvements are required as a condition of a subdivision map, or if there is no required map, as part of the grading permit. The improvements include streets, sidewalks, street trees, streetlights, landscaping, curb/gutter and drainage facilities, and water and sewer service.

Required improvements vary depending on the infrastructure needs of a site, which can fluctuate greatly between infill development and development on vacant sites in areas that have little existing development. In the event that infrastructure is provided that benefits adjacent private landowners, the City has established a procedure for the Reimbursement of Public Improvement Funds in Section 97.075 of the Municipal Code. The City requires that adjacent property owners pay their proportionate share of the cost of street improvements in the form of development fees. The City reimburses the original private developer once funds have been collected in exchange for having installed the improvements.

Landscaping standards are required for both single-family and multifamily residential developments. In multifamily and mixed-use residential districts, a minimum of 40 percent of the setback or yard is required to be landscaped. The remainder may be rock, gravel, bark, or other natural non-living material. Required driveways and walkways within the setback must be paved but are not considered in the calculation of landscaped area. In single-family residential districts, a minimum of 20 percent of the front setback or yard area must be landscaped. The remainder may be rock, gravel, bark, or other natural non-living material. Required driveways and walkways within the setback must be paved but are not considered in the calculation of landscaped area.

For multifamily surface parking lots, a minimum of 15 percent of the total off-street open parking area is required to be landscaped with a mixture of trees, shrubs, ground cover, other plant material, and hardscape material. All landscaping must be well maintained in perpetuity. Additionally, a minimum of one 24-inch box tree is required for every four parking spaces.

Airport
The Bermuda Dunes Airport is a privately owned and operated general aviation facility lying adjacent to the City’s western boundary in unincorporated Riverside County. Although not located within the City limits, several of the designated operating zones overlay land within the City and affect land uses within these areas. Airports limit residential densities in areas by both the number of people permitted per acre and building height to minimize public exposure to excessive noise and safety hazards.

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This section identifies those non-governmental market factors and other financial factors that may affect the cost of new housing. Although these factors may create barriers to building housing, the City has less control over but can influence or help support the production of affordable housing. Programs in the Housing Element aim to incentivize development to reduce potential non-governmental constraints such as Program 4, which aims to increase opportunities for homeownership for moderate and lower-income households. Program 10, Development Fees, the City will evaluate development fees to identify opportunity to reduce fees in exchange for affordable housing development. Program 15, External Funding Opportunities, the City will monitor and apply for available funding/financing sources that may be used for housing. Through Program 21, Local Housing Trust, the City will explore the establishment of a Local Housing Trust Fund and identify a dedicated revenue source that ensures the availability of resources on a regular basis for affordable housing. Through Program 35, will identify and prioritize State and local surplus lands available for housing development affordable to lower-income households and report on these lands annually.

Land Costs
Land costs are a major contributor to overall housing production prices. Land prices are determined by a number of factors, most important of which are land availability and permitted development density. As land becomes less available, and the demand for housing increases, land prices increase. Land costs make up 10 to 30 percent of housing costs. Land in some areas costs more than others based on the availability of services, neighborhood quality, distance to business and commercial centers, and other factors. Approximately 52 percent of the City’s total land is vacant and undeveloped. Because large vacant lots often lack needed infrastructure for development, they often cost much less than vacant infill lots. A current analysis of vacant land costs of properties online that recently sold in Indio range anywhere from $7 to $57 per square foot for vacant lots in areas where residential and mixed-use development is permitted.

Construction Costs
Construction costs include both “hard” and “soft” costs. Hard costs, such as labor and materials, typically account for 50 to 70 percent of construction costs, and soft costs, such as architectural and engineering services, development fees, construction financing, insurance, and permitting, typically average around 20 to 30 percent of total costs, although they can be higher for subsidized affordable housing or complex projects. A significant cost factor associated with residential building involves the cost for building materials. These costs can account for more than half of the total construction cost.

According to the latest Building Valuation Data release in 2019, the national average for development costs per square foot for multifamily and single-family homes in 2019 are as follows:
• Type I or II, Multifamily: $148.82 to $168.94 per square foot • Type V Wood Frame, Multifamily: $113.88 to $118.57 per square foot

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Because Type I and II construction types are composed of mostly steel and cement, the cost of materials is greater. Although lumbar is generally a more affordable material for development, heavy timber construction is generally limited to a height of about 85 feet before stronger materials are needed to support the structure. Although building materials are expensive, providing flexibility in zoning that permits larger developments allows developers to spread these fixed costs across more units. In general, construction costs can be lowered by increasing the number of units in a development, reflecting economies of scale in multifamily construction, until the scale of the project requires a different construction type that commands a higher per-square-foot cost. The number of units permitted in a development can also become more affordable when minimum unit size requirements are less stringent than the building code allows, permitting more units within a building envelope. This is because construction costs change substantially depending on the building type. For example, high-rise concrete apartments might cost $75 or more per square foot than a six-story wood-frame structure on a concrete podium. Multifamily developments four stories or fewer can typically achieve an economy of scale, provided that the building has typical amenities and no structured parking. However, for smaller-scale and affordable or middle-income housing, onerous regulations can impose a significant burden. Because of the jump in construction costs, developers may not build to the maximum height or floor-to-area ratio. Mobile homes are significantly less expensive, as are precision or factory-built housing products.

Labor costs also greatly contribute to construction costs. They are generally two to three times the cost of construction materials. A 2019 study for Smart Cities Prevail found that California lost about 200,000 construction workers since 2006. Many lost their job during the recession and found work in other industries. Pre-pandemic, the industry already faced this historic shortage of skilled labor, and the labor gap could become larger, especially in states like California. California’s shortage of needed construction workers, combined with rising prices in construction materials and the high costs of prevailing wage for a skilled labor force, contribute to driving up construction costs.

Prior to 2020, the cost of materials for housing development were already on the rise. Building material costs can vary widely depending on size of units and the quality of amenities offered (such as grade of carpeting and tiles, appliances and light fixtures, quality of cabinetry and woodwork, fireplaces). It is estimated that material costs have increased faster than inflation in recent years. From 2017 to 2020, the cost of raw materials (i.e., concrete, lumber, and steel) increased by approximately 20 percent.

Further, tariffs and trade issues can also increase material costs. Development projects that began construction in 2016 through 2018 cost, on average, $68 per square foot more than projects that started construction in 2009 through 2011.

The COVID-19 pandemic resulted in delays and shortages for some construction materials, and extended timelines and costs for many developments under construction. Specifically, lumber availability dropped by approximately 30 percent, and the cost of lumber increased dramatically during 2020, adding tens of thousands of dollars to the price of new housing. Construction delays only further constrain California’s housing shortage, exacerbating the current supply-and-demand imbalance across much of the State as

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Requests for Housing Developments at Reduced
Densities
State law requires the Housing Element to include an analysis of requests to develop housing at densities below those anticipated in the sites inventory. The realistic capacity for the majority of sites included in the sites inventory were calculated based on minimum densities permitted and can therefore be reasonably anticipated to be developed at densities above those anticipated in the sites inventory; However, the City actively works to encourage developers to build at or near the maximum permitted density by highlighting the City’s socio-demographic conditions and the associated market penetration opportunities. The City offers no-charge meetings and hands-on design assistance to iteratively work with developers to efficiently design and develop at these maximum densities. The City offers a no-charge project consultation meeting with the City’s Planning Commission prior to submittal of formal entitlement applications to allow the applicant and the Commission to jointly discuss a proposed project and any associated issues or concerns that can be addressed prior to submittal thereby creating a more timely and efficient entitlement approval process.

Length of Time between Project Approval and
Applications for Building Permits
State law requires an analysis of the length of time between receiving approval for housing development and submittal of an application for building permit. On average, the time is between six to nine months for the approval for a housing development, after submittal of a completed application and plans for building permits which comply with all applicable regulations.

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Geologic and Seismic Hazards
There are three major known faults located in Riverside County: the San Andreas, San Jacinto, and Elsinore Faults. The San Andreas and San Jacinto Faults are two of California’s most active faults. These faults pose geologic and seismic hazards in the form of earthquakes, fault rupture, liquefaction, and landslides.

Several properties within the City and in its sphere of influence are directly impacted by the southernmost section of the San Andreas Fault and/or secondary faults and fractures. The most recent earthquake along this stretch of the fault occurred more than 300 years ago, leading scientists to suggest that it has accumulated a substantial amount of tectonic stress and is likely to produce a large (7 to 8 magnitude) earthquake in the near future. An earthquake involves the rapid shaking of the ground that alters the position of the earth’s tectonic plates. Earthquakes can also result in fault rupture, which occurs when movement on a fault deep within the earth breaks through to the surface, creating an offset in the ground as the two sides of the fault slip past each other. Surface rupture of a fault generally occurs within 50 feet of an active fault line, although surface rupture can occur at substantial distances from a fault, depending on soil conditions and the strength of ground shaking.

The areas of the City with the highest risk of seismic hazard include those areas north and east of Interstate (I) 10. Although there are some planned residential land uses in these areas, much of the area has been identified for low-density single-family residential uses, and parks and open space. The City is generally located in areas identified with moderate and high ground-shaking risks.

Liquefaction, most often caused by earthquakes, describes a phenomenon where a soil’s strength and stiffness are substantially reduced. Liquefaction causes the soil’s composition to liquefy, which destabilizes buildings that are supported by the ground. Indio could experience seismic shaking levels that have the potential for liquefaction in areas where groundwater is generally shallower than 30 feet.

The majority of the City has a moderate level of liquefaction susceptibility, and the areas of high liquefaction potential are mainly concentrated in the southeastern end of the City.

Landslides occur when masses of rock, earth, or other material move rapidly down a slope. Landslides and surficial slope failure are most likely to occur in areas with a slope greater than 25 percent (hillside areas) and along steep bluffs. Since the City is relatively flat with undeveloped hillsides along the northern boundary, the City is at low risk for landslides.

All future development within the City is required to comply with applicable State laws and local regulations pertaining to seismic hazards, including the CBC, Earthquake Fault Zoning Act, and Chapter 162 of the City’s Municipal Code (which outlines the grading requirements for development activities in the City). The City’s Land Use and Urban Design Element and Safety Element also include policies to reduce or minimize seismic hazards. Additionally, projects in areas with known geologic hazards (e.g., surface fault rupture, liquefaction) are required to prepare a site-specific geotechnical investigation report and to adhere to other recommendations to minimize impacts associated with geologic hazards.

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The City’s Local Hazards and Mitigation Plan (2018) identifies flooding as having above-average severity and above-average probability. Portions of the City are located within the 100-year floodplain, including the northwest portion of the City, north of I-10, and within the Whitewater River. Some isolated areas within the northwestern and southwestern portions of the City fall within the 500-year floodplain.

The Coachella Valley Water District (CVWD) recently approved the North Indio Regional Flood Control Channel, which is a regional flood project that will provide protection for northeast Indio and the surrounding area. Phase I of the North Indio Channel is under construction and near completion. Phase II of the Channel is expected to be completed in 3 to 5 years. This North Indio Regional Flood Control System will collect flood flows from the outlets of the Sun City Palm Desert Whitewater River/stormwater channels and convey them to the Sun City Shadow Hills channels, which will ultimately connect to the Coachella Valley Storm Channel. The second phase of this project includes obtaining levee accreditation from the Federal Emergency Management Agency for the existing East Side Dike. This will reduce the likelihood of flooding. Additionally, the City is currently replacing an existing at-grade low-water crossing where Avenue 44 crosses the Coachella Valley Storm Channel with a permanent, elevated, all-weather bridge. The bridge will reduce the possibility of overtopping of the roadway during flood events, enhance emergency response, and improve overall road safety.

Utilities and Service Systems
There is sufficient existing or planned dry utilities, including electricity, natural gas, cable, and telephone, at all sites identified in the Sites Inventory (see Appendix E).

Storm Drain Facilities
Future development projects would be required to comply with applicable laws and regulations that concern stormwater runoff and the protection of drainage patterns, including the Municipal Code.

Chapter 153 of the City’s Municipal Code controls the alteration of drainage features such as floodplains, stream channels, and natural protective barriers. Additionally, Chapter 155 of the City’s Municipal Code provides regulations regarding stormwater runoff, including project design features that reduce and direct stormwater runoff. The City’s Conservation, Infrastructure and Public Facilities, and Safety Element policies of the General Plan require that future development is consistent with existing topography and drainage patterns, and ensure that new systems are properly designed to address stormwater drainage in conjunction with new development.

As noted in the Downtown Specific Plan Final Environmental Impact Report (EIR), the Downtown Specific Plan area is currently lacking an adequate storm drain system. However, the City’s Master Drainage Plan addresses this issue with significant proposed improvements to the Civic Center storm drain system, which covers the Specific Plan area. The Specific Plan also states that storm drainage improvements for individual developments that complement the storm drains recommended in the City Storm Drain Master Plan will be part of the review of any proposed development in the Specific Plan area. Any

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Water Supply/Service
The Indio Water Authority (IWA) and CVWD are responsible for providing water service to Indio. The IWA provides potable water to the majority of the City’s jurisdiction, and the remainder northwestern portion is provided by CVWD.

Indio’s largest water supply source is groundwater from the Whitewater River Basin. This basin has an estimated storage capacity of approximately 30 million acre-feet. IWA and CVWD pump groundwater from multiple wells to meet the demands within their service areas. Since the 1930s, groundwater levels have been declining because of overdraft, a condition where more water is extracted from the basin than is naturally recharged to it every year. However, in eastern Coachella Valley, groundwater levels have stabilized in recent years. Natural recharge to the groundwater basin is estimated to be approximately 50,000 acre-feet per year, which is only a fraction of annual pumping.

In addition to groundwater, IWA and CVWD have access to or are working to obtain other water supply sources to meet projected water needs and help eliminate groundwater overdraft. Recent IWA efforts to enhance water supply include development of a residential and commercial landscape rebate and irrigation program, a water reuse program, and a Memorandum of Understanding between the IWA and the Valley Sanitation District (VSD) to collaborate on the construction of capital improvement projects that support water reuse and groundwater recharge efforts. IWA is also planning a new surface water plant that would treat Colorado River water from the Coachella Canal for potable use and groundwater recharge. CVWD relies on a combination of Colorado River water, State Water Project water, surface water, and recycled water. CVWD is also working on a demonstration desalination facility to treat drain water and groundwater for potable and non-potable uses. Additionally, stormwater capture has been identified as a potential method for increasing local water available for use.

New construction under the Housing Element update may necessitate construction of new water facilities and would require new water supplies over the planning period. The majority of new construction would be served by IWA, and the northwestern portions of the City would be served by CVWD. Water suppliers are required to prepare an Urban Water Management Plan that ensures adequate water supplies are available to meet existing and future water demands. These plans must be updated every 5 years to support long-term resource planning. They include water demand projections and identify how those demands will be met. IWA’s and CVWD’s 2015 Urban Water Management Plans indicate that there are adequate water supplies to meet demands during normal, single-dry, and multiple-dry years during the 2020–2040 planning period. IWA’s existing distribution system is sufficient to meet Indio’s current and future demands. Additional pumping, booster systems, and pressure zones will continue to be implemented through Capital Improvement Programs as needed to satisfy the system’s performance criteria.

Although the IWA and CVWD are responsible for managing water supplies, the City has developed goals, policies, and programs that aim to facilitate the sustainable use of water resources. To ensure adequate system capacity to meet the growing needs of the City, the IWA and CVWD have partnered with the

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Additionally, the City’s Municipal Code Section 156.035 identifies standards for design and improvements applicable to subdivisions, and requires improvement plans to identify water system improvements adequate to serve the proposed subdivision. The City’s Municipal Code Section 54.062 addresses water conservation in landscaping and prohibits water waste from inefficient landscape irrigation. The General Plan Land Use and Urban Design, Conservation, and Infrastructure and Public Facilities Elements include goals and policies that would further support efforts to ensure a sustainable water supply and promote water conservation efforts to ensure water use is minimized. Required adherence to applicable policies would identify and secure water supplies to meet planned growth identified under the Housing Element update.

In the Downtown Specific Plan area, additional water system infrastructure would be required to accommodate the demand of the Specific Plan that exceed the existing system’s capacity. All future development projects would require review and approval by IWA and the Riverside County Fire Department. Future development projects would have to be evaluated individually for their impacts to the existing infrastructure, and the proposed developments whose water demands exceed the system’s capacity would require additional water system infrastructure to be extended to the development.

However, per the Indio General Plan Update EIR, IWA’s existing distribution system is forecast to meet the City’s current and future demands, including for the Specific Plan area.

Sewer
The VSD oversees wastewater conveyance and treatment in the City. Two wastewater treatment plants provide, receive, and treat wastewater within the VSD service area. One wastewater treatment plant is owned by VSD and the other is owned by the CVWD. The VSD treats approximately 98 percent of the City’s wastewater and CVWD treats the remainder. VSD’s wastewater treatment plant is located at the northeast quadrant of Van Buren Street and Enterprise Way, just southwest of I-10. This plant treats approximately 6.5 million gallons per day of wastewater and has maximum capacity of 12 million gallons per day. CVWD also owns and maintains a wastewater treatment facility located at Avenue 38 and Madison Street. This is a tertiary treatment facility, and the effluent produced is recycled for non- potable uses for CVWD customers. There are no wastewater services within the City’s sphere of influence; therefore, sanitary facilities are provided by on-lot septic systems.

The existing VSD wastewater collection system consists of approximately 246 miles of sanitary sewer line, five active pump stations, eight siphons, and a wastewater treatment plant. The collection system pipes range in size from 4 to 54 inches in diameter. Roughly 75 percent of the gravity sewer system is made up of 8-inch or smaller-diameter pipes. The oldest known sewer pipes that are still in operation

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Approximately every 5 years, the VSD updates its Collection System Master Plan to account for changes in the growth pattern that could impact sewer flows and associated infrastructure requirements. The Collection System Master Plan recommends a number of improvements to address existing deficiencies and identifies upgrades that will be needed in the future based on anticipated growth and development.

These recommendations are then prioritized, and budget is allocated to the projects through VSD’s Capital Improvement Program to facilitate implementation. Additionally, VSD uses its Capital Improvement Program to maintain and upgrade its facilities and infrastructure. The VSD has been implementing several upgrades to the system, including sewer main rehabilitation, collection system replacement design, manhole rehabilitation, and Phase 3 Plant Expansion Design.

To reduce potable demands, IWA is working with the VSD on a recycled water plant to provide tertiary treatment, which would be built in two phases. VSD has completed part one of a two-part expansion to the Water Reclamation Facility Plant as part of the Treatment Plant Upgrade Project. The first portion of the expansion included two new primary rectangular clarifiers, a chemically enhanced primary treatment system, an anaerobic digester, modifications to the existing aerated grit chamber and influent line, main air line replacement, biofilter and foul air collector system for the belt press building, and rehab of the existing drainage pump station. These improvements will increase the treatment capacity of the activated sludge plant to 10 million gallons per day. Additionally, a new administration center, operations center, and laboratory were constructed, and a new Supervisory Control and Data Acquisition (SCADA) System was installed.

The second part of the plant expansion will include an additional two new primary rectangular clarifiers, new anaerobic digester, cogeneration system, new grit removal system, gravity belt thickener, and one new secondary circular clarifier. These improvements will increase the activated sludge treatment process to 18 million gallons per day, nearly tripling total capacity. It will also include an Energy Conservation System to move the VSD toward near net-zero in energy consumption at the facility.

Future development flows would be required to be reviewed with the system’s conveyance capacity by the VSD. All connections of future project’s sewer lines to the existing sewer lines would be required to be consistent with the design standards of the Valley Sanitary District Development Design Manual.

Development impact fees may be required if the projected flows exceed the flows projected by the City’s General Plan density. Additionally, future wastewater infrastructure projects and development projects that necessitate the construction of new or improved wastewater facilities would be required to undergo environmental review pursuant to the California Environmental Quality Act that would evaluate potential environmental impacts associated with the construction of such facilities.

Per the City of Indio 2040 General Plan Update EIR, the growth forecast under the General Plan update may require new wastewater facilities to be constructed during the General Plan’s horizon. However, the City’s General Plan includes goals and policies supporting effective wastewater treatment facilities, and these policies support development of adequate wastewater capacity to serve future demand associated with growth forecast under the General Plan.

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The Southern California Gas Company (SoCalGas) is the natural gas service provider to the City. SoCalGas has regional and local distribution lines through the City and its sphere of influence, and provides natural gas for space heating, domestic and commercial hot water, cooking, and air conditioning applications. Together, the California Public Utilities Commission and Federal Energy Regulatory Commission regulate SoCalGas’ natural gas distribution and conveyance activities. The availability of natural gas services is dependent upon current conditions of gas supply and regulatory policies.

In the Coachella Valley and in the City of Indio, Imperial Irrigation District (IID) provides electric power and services and uses a combination of coal, natural gas, solar and wind, hydroelectric, and geothermal power sources, most of which is generated outside of the Coachella Valley. High-voltage transmission lines up to 500 kilovolts cross the Coachella Valley in a generally east/west direction north of I-10.

As noted in the Downtown Specific Plan Final EIR, the Specific Plan area is served primarily by the Dr.

Carreon IID Substation. The Dr. Carreon IID Substation has limited available power to serve future development proposed in the Specific Plan area, and per a comment letter from the IID dated February 10, 2020, IID anticipates that the additional power load requirements in the Specific Plan area would require the construction of an additional distribution substation bank at the IID Carreon Substation. In addition, IID states that several distribution feeders may be required from the Carreon Substation to individual projects in the Specific Plan area. Therefore, it can be expected that with new development, construction of an additional substation will be necessary; future developers would be responsible for construction costs and property purchase. With current and projected demands increasing for residential and commercial units within the IID’s energy service area, IID prepares a developer energy planning guide to ensure developers establish a comprehensive development plan and schedule so that IID can meet the demands for electrical service. All costs, including land and construction, are a developer responsibility. Any further need for infrastructure upgrades would be accomplished through the required Design Review and approval of electricity plans for the Specific Plan through the City and IID. Additionally, when a housing project is proposed, the City will ensure that project applicant coordinates with the IID on a project-specific basis. Through Program 15, Energy Conservation the City is committing to coordinate with the IID to obtain information on loans, grants, or other incentives that might be available for voluntary energy reduction and update the City’s website with available resources and information.

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Facilitate Affordable Housing
During the 5th Cycle Housing Element, the City made strides to reduce constraints to development that are within the City’s purview since the Housing Element was last updated in 2013. Reductions to constraints during the 5th Cycle Housing Element were as follows:
• Adoption of the Downtown Specific Plan in 2020 to encourage mixed-use and high- density residential development.
• Update to the General Plan in 2019 to meet the vision for Indio over the next 20-years. • Reduced minimum unit size requirements.
• Secured funding for neighborhood stabilization programs as well as funding through the Housing-Related Parks Program grant.

Each zone that permits residential uses regulates the residential use permitted, lot size, density, and parking requirements. Although regulations such as setbacks, lot size, and lot coverage can contribute to the number of dwelling units that can be developed on a lot, residential densities are primarily limited by established maximum densities. Table 3 describes all zones where residential uses are permitted in the City and their respective development standards. Development standards for residential uses that pose a constraint to development exist in the form of minimum unit size requirements, parking requirements, maximum lot coverage restrictions, setbacks, and permitted maximum densities.

Minimum Unit Size
Minimum unit sizes can pose a constraint in development by limiting flexibility in regulations for developers. Further, large minimum unit size requirements can disincentivize the production of smaller units that can be offered at a lower rate to potential buyers or renters. The California Building Code requires that a dwelling unit have at least 120 square feet of living space and an additional 100 square feet for each resident. This means that an efficiency unit with only one resident could be as small as 220 square feet. While it is not likely that the market in the City would support such small units, it is important for development to be permitted in a manner that is driven by market demand. Program 23, Minimum Unit Sizes, will remove minimum unit size requirements.

Parking Requirements
Parking requirements for multifamily housing are detailed above and consist of the following:
• One assigned space per unit in a garage, plus one-half space per one-bedroom unit and one space per two or more-bedroom unit; alternatively, any ownership unit requires at least a 20 foot by 20-foot garage space.

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While parking is typically a constraint to development, as it can increase the overall cost associated with development. Some studies estimate that parking costs can be estimated at $20,000 per spot. Program 29, Reduced Parking Requirements, will reduce parking requirements for multifamily housing, especially housing to serve those with special needs and lower-income households.

Lot Coverage, Setbacks, and Density
Additional development standards that pose a constraint to development include lot coverage maximums, setbacks, and the maximum permitted density. Maximum lot coverage requirements for high density residential uses in the RH zone is 50%, whereas the downtown zones do not regulate lot coverage. Additionally, setbacks in the RH zone are less predictable and have the ability to influence the height of the building in that the setback may be dependent on the height of the building. Further, the permitted densities in the City encourage large units on large lots, providing a lack of variety in housing types. Recent updates to the City’s regulations through the Downtown Specific represent the overarching goals that the City has for the comprehensive update to the Zoning Code. Through Program 37, Zoning Code Updates for the Removal of Constraints, the City will comprehensively update its Zoning Code to remove and reduce constraints for residential uses, this includes increasing permitted residential densities and ensuring that densities are achievable under the newly formed standards.

Additionally, through Program 23, Minimum Unit Sizes, the City will remove minimum unit size requirements; and through Program 29, Reduced Parking Requirements, the City will reduce parking requirements for multifamily housing, especially housing to serve those with special needs and lower income households.

Non-governmental constraints are generally market driven and outside the control of local government; nonetheless, the City can take action to help alleviate some of these constraints in the form of regulatory relief and increased certainty in the development process. The policies and programs set forth in the 6th Cycle Housing Element demonstrate the City’s commitment to the reduction of barriers to development while protecting other interests, such as quality of life, parks and open space, and local resources. Some of the programs that will directly remove and mitigate barriers to development include the following:

Through Program 23, Minimum Unit Sizes, the City will remove minimum unit size requirements.

Through Program 29, Reduced Parking Requirements, the City will reduce parking requirements for multifamily housing, especially housing to serve those with special needs and lower-income households.

Through Program 37, Zoning Code Updates for the Removal of Constraints, the City will comprehensively update its Zoning Code to remove and reduce constraints for residential uses, this includes increasing permitted residential densities and ensuring that densities are achievable under the newly formed standards.

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Based on the City’s needs, resources, constraints, and programs outlined in the Housing Element, Table 6, Summary of Quantified Objectives for 6 th Cycle (2021-2029) summarizes the quantifiable objectives for the 6th Cycle. The quantified objectives estimate the number of units likely to be constructed, rehabilitated, or conserved/preserved by income level during the planning period. The quantified objectives do not represent a ceiling on development, but rather set a target goal for the City to achieve.

Table 6. Summary of Quantified Objectives for 6th Cycle (2021-2029) Income Category 6th Cycle RHNA New Construction Rehabilitation Conservation/ Preservation
Extremely Low 896 777 75 44
Very Low 897 828 25 44
Low 1,170 1,170 0 0
Moderate 1,315 1,315 0 0
Above Moderate 3,534 3,534 0 0
Total 7,812 7,624 100 88

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EXHIBIT A
Page | 37

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EXHIBIT A CITY OF INDIO

BUILDING AND SAFETY DEPARTMENT

SERVICE FEES

BUILDING PLAN CHECK AND PROCESSING FEES
Total Valuation:
$1.00 to $500.00 15$ 15$ 40$ 65$ 92%
$501.00 to $2,000.00
for first $500.00 15$ 15$ 40$ 65$ 92%
for each additional $100.00 (or fraction thereof, to
and including $2,000.00) 2 $ 2$ 5$ 9$ 91% $2,001.00 to $25,000.00
for first $2,000.00 45$ 45$ 123$ 200$ 90% for each additional $1,000.00 (or fraction thereof, to
and including $25,000.00) 9 $ 9$ 7$ 4$ 92% $25,001.00 to $50,000.00
for first $25,000.00 254$ 254$ 267$ 280$ 90% for each additional $1,000.00 (or fraction thereof, to
and including $50,000.00) 7 $ 7$ 13$ 20$ 93% $50,001.00 to $100,000.00
for first $50,000.00 418$ 418$ 597$ 775$ 92% for each additional $1,000.00 (or fraction thereof, to
and including $100,000.00) 5 $ 5$ 8$ 11$ 92% $100,001.00 to $500,000.00
for first $100,000.00 646$ 646$ 973$ 1,300$ 94% for each additional $1,000.00 (or fraction thereof, to
and including $500,000.00) 4 $ 4$ 3$ 1$ 100% $500,001.00 to $1,000,000.00
for first $500,000.00 2,102 $ 2,102$ 2,051$ 2,000$ 94% for each additional $1,000.00 (or fraction thereof, to
and including $1,000,000.00) 3 $ 3$ 3$ 3$ 92% $1,000,001.00 and up
for first $1,000,000.00 3,646 $ 3,646$ 3,473$ 3,300$ 93% for each additional $1,000.00 (or fraction thereof) 2 $ 2$ 3$ 4$ 92% Other Plan Check Fees
Plan Check City Administrative Fee (for coordination of outside consultants) - Consultant charges to be passed
through at actual cost)
159$ 159$ 115$ 70$ 99%
Simple OTC Plan Check or Additional Plan Review Due
to Changes and Additions ( per 1/2 hour increment) 24$ 24$ 44$ 65$ 92% Special Event Plan Review 24$ 24$ 82$ 140$ 99% Repeat Plan Review - Tract Homes [1] 170$ 170$ 155$ 140$ 99% Repeat Plan Review - Apartment / Multifamily Building 170$ 170$ 185$ 200$ 94% Fee Description Current
Fee
Fee Effective
January 1,
2013
Fee Effective
July 1,
2013
Fee Effective
January 1,
2014

CONTINUED ON THE NEXT PAGE
Ultimate
Cost
Recovery
Percentage
Building and Safety Fees

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 412 of 1245

EXHIBIT A CITY OF INDIO

BUILDING AND SAFETY DEPARTMENT

SERVICE FEES

BUILDING PERMIT FEES
Total Valuation:
$1.00 to $500.00 24$ 24$ 82$ 140$ 99%
$501.00 to $2,000.00
for first $500.00 24$ 24$ 82$ 140$ 99%
for each additional $100.00 (or fraction thereof, to
and including $2,000.00) 3 $ 3$ 3$ 3$ 100% $2,001.00 to $25,000.00
for first $2,000.00 69$ 69$ 105$ 140$ 99% for each additional $1,000.00 (or fraction thereof, to
and including $25,000.00) 14$ 14$ 13$ 12$ 95% $25,001.00 to $50,000.00
for first $25,000.00 391$ 391$ 406$ 420$ 98% for each additional $1,000.00 (or fraction thereof, to
and including $50,000.00) 10$ 10$ 10$ 10$ 97% $50,001.00 to $100,000.00
for first $50,000.00 644$ 644$ 652$ 660$ 96% for each additional $1,000.00 (or fraction thereof, to
and including $100,000.00) 7 $ 7$ 7$ 7$ 96% $100,001.00 to $500,000.00
for first $100,000.00 994$ 994$ 997$ 1,000$ 97% for each additional $1,000.00 (or fraction thereof, to
and including $500,000.00) 6 $ 6$ 4$ 3$ 88% $500,001.00 to $1,000,000.00
for first $500,000.00 3,234 $ 3,234$ 2,617$ 2,000$ 96% for each additional $1,000.00 (or fraction thereof, to
and including $1,000,000.00) 5 $ 5$ 4$ 3$ 97% $1,000,001.00 and up
for first $1,000,000.00 5,609 $ 5,609$ 4,429$ 3,250$ 99% for each additional $1,000.00 (or fraction thereof) 3 $ 3$ 3$ 3$ 100% Other Inspections and Fees
Inspections outside of normal business hours, per hour
(minimum charge - two hours) 47$ 47$ 166$ 284$ 100% Reinspection fees assessed under provisions of
Section 305.8, per hour 47$ 47$ 95$ 142$ 100% Inspections for which no fee is specifically indicated, per hour (per half hour increment) 47$ 47$ 59$ 71$ 100% Inspections (Outside Consultant) - (for MFS - to be
passed through at actual cost to City)
Actual Costs Actual Costs Actual Costs Actual Costs Actual Costs Additional inspection for enclosure wall for pools 47$ 47$ 59$ 71$ 100% Building and Safety Fees
Fee Description Current
Fee
Fee Effective
January 1,
2013
Fee Effective
July 1,
2013
Fee Effective
January 1,
2014
Ultimate
Cost
Recovery
Percentage

CONTINUED ON THE NEXT PAGE

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 413 of 1245

EXHIBIT A CITY OF INDIO

BUILDING AND SAFETY DEPARTMENT

SERVICE FEES

MECHANICAL, PLUMBING AND ELECTRICAL PERMITS
Mechanical, Plumbing and Electrical Plan Check (per
half hour increment) 24$ 24$ 42$ 60$ 85% Permit Issuance Fee 20$ 20$ 40$ 60$ 85% Supplemental Permit Issuance- Plumbing 10$ 10$ 15$ 20$ 88% Supplemental Permit Issuance- Mechanical 7 $ 7$ 14$ 20$ 88% Supplemental Permit Issuance - Electrical 7 $ 7$ 14$ 20$ 88%

ELECTRICAL INSPECTIONS
For all new construction, remodels, and additions
(projects associated with a building permit):
0 - 1500 s.f. 6 $ 6$ 58$ 110$ 77%
Each 100 s.f. over 1501 s.f. 6 $ 6$ 4$ 1$ 100% For services under 600 AMPS 8 $ 8$ 67$ 125$ 59% For services over 600 AMPS 3 $ 3$ 112$ 220$ 77% Subfeeders per 100 AMPS or fraction thereof 4 $ 4$ 10$ 15$ 66% Each individual branch circuit not included in original construction 2 $ 2$ 3$ 4$ 100%
For each fixture not included in original construction 2 $ 2$ 3$ 4$ 100% For each outlet & switch not included in original
construction 2 $ 2$ 3$ 4$ 100%
Miscellaneous wiring 25$ 25$ 33$ 40$ 56% Motors less than 1 H.P. 5 $ 5$ 18$ 30$ 64% Motors 1 H.P. but less than 3 H.P. 8 $ 8$ 19$ 30$ 52% Motors 3 H.P. but less than 8 H.P. 11$ 11$ 26$ 40$ 56% Motors 8 H.P. but less than 15 H.P. 16$ 16$ 31$ 45$ 55% Motors 15 H.P. but less than 20 H.P. 21$ 21$ 36$ 50$ 53% Motors 20 H.P. and over 24$ 24$ 40$ 55$ 52% For parking lot lighting standards, each 10$ 10$ 13$ 15$ 66% For private swimming pool 30$ 30$ 53$ 75$ 53% For public swimming pools (including pools located at
apartment houses, condominiums, mobile parks,
recreational vehicle parks, and Mobile home
subdivisions)
60$ 60$ 230$ 400$ 70%
Festoon lighting for outdoor areas 25$ 25$ 53$ 80$ 56% PLUMBING PERMIT FEES (in addition to permit fees above) For each plumbing fixture on one trap or a set of
fixtures on one trap (including water, drainage piping
and backflow protection therefore)
7 $ 7$ 9$ 10$ 88%
For each building sewer and each trailer park sewer 15$ 15$ 23$ 30$ 92% Current
Fee
Fee Effective
January 1,
2013
Fee Effective
July 1,
2013
Fee Effective
January 1,
2014
Ultimate
Cost
Recovery
Percentage

CONTINUED ON THE NEXT PAGE
Building and Safety Fees
Fee Description

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 414 of 1245

EXHIBIT A CITY OF INDIO

BUILDING AND SAFETY DEPARTMENT

SERVICE FEES
Rainwater systems - per drain (inside building) 7 $ 7$ 19$ 30$ 85% For each cesspool (where permitted) 25$ 25$ 63$ 100$ 70% For each private sewage disposal system 40$ 40$ 108$ 175$ 62% For each water heater and/or vent 7 $ 7$ 26$ 45$ 57% For each gas-piping system of one to five outlets 5 $ 5$ 10$ 15$ 56% For each additional gas-piping system outlet, per outlet 1 $ 1$ 8$ 15$ 66% For each industrial waste pretreatment interceptor
including its trap and vent, except kitchen-type grease interceptors functioning as fixture traps
7 $ 7$ 79$ 150$ 70%
For each installation, alteration or repair of water piping and/or water treating equipment, each 7 $ 7$ 14$ 20$ 56% For each repair or alteration of drainage or vent pipe, each fixture 7 $ 7$ 24$ 40$ 56%
For each lawn sprinkler system on any one meter
including backflow protection devices therefore 7 $ 7$ 16$ 25$ 53% For atmospheric-type vacuum breakers not included in
item 12 above:
1 to 5 5 $ 5$ 8$ 10$ 88%
over 5, each 1 $ 1$ 4$ 7$ 62%
For each backflow protective device other than
atmospheric type vacuum breakers:
2 inch (51 mm) diameter and smaller 7 $ 7$ 16$ 25$ 53% over 2 inches (51 mm) diameter 15$ 15$ 20$ 25$ 53% For each graywater system 40$ 40$ 58$ 75$ 53% For each medical gas piping system serving one to five
inlet(s)/outlet(s) for a specific gas, per hour 50$ 50$ 50$ 50$ 70% For each additional medical gas inlet(s)/outlet(s) 5 $ 5$ 13$ 20$ 56% Plumbing for Residential Pool 40$ 40$ 58$ 75$ 53% Plumbing for Commercial Pool 60$ 60$ 60$ 60$ 85%

MECHANICAL FEES PERMITS
Unit Fee Schedule (Note: the following do not include permit-issuing fee)

1. Furnaces
For the installation or relocation or each forced-air or gravity-type furnace or burner, including ducts and
vents attached to such appliance, up to and including
100,000 Btu/h (29.3 kW)
15$ 15$ 27$ 40$ 56%
For the installation or relocation or each forced-air or gravity-type furnace or burner, including ducts and
vents attached to such appliance, over 100,000 Btu/h
(29.3 kW)
18$ 18$ 47$ 75$ 53%
For the installation or relocation or each floor furnace, including vent 15$ 15$ 57$ 100$ 47%
Building and Safety Fees
Fee Description Current
Fee
Fee Effective
January 1,
2013
Fee Effective
July 1,
2013
Fee Effective
January 1,
2014
Ultimate
Cost
Recovery
Percentage

CONTINUED ON THE NEXT PAGE

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 415 of 1245

EXHIBIT A CITY OF INDIO

BUILDING AND SAFETY DEPARTMENT

SERVICE FEES
For the installation or relocation or each suspended
heater, recessed wall heater or floor-mounted unit
heater
15$ 15$ 57$ 100$ 47%

2. Appliance Vents
For the installation or relocation or replacement of each appliance vent installed and not included in an
appliance permit
7 $ 7$ 16$ 25$ 53%

3. Repairs or Additions
For the repair of, alteration of, or addition to each
heating appliance, refrigeration unit, cooling unit,
absorption unit, or each heating, cooling, absorption or evaporative cooling system, including installation or
controls regulated by Mechanical Code
14$ 14$ 57$ 100$ 47%

4. Boilers, Compressors and Absorption Systems
For the installation or relocation of each boiler or
compressor to and including 3 horsepower (10.6 kW),
or each absorption system to and including 100,000
Btu/hr (29.3 kW)
15$ 15$ 57$ 100$ 47%
For the installation or relocation of each boiler or
compressor over 3 horsepower (10.6 kW) to and
including 15 horsepower (52.7 kW), or each absorption
system over 100,000 Btu/hr (29.3 kW) to and including
500,000 Btu/h (146.6 kW)
27$ 27$ 76$ 125$ 44%
For the installation or relocation of each boiler or
compressor over 15 horsepower (52.7 kW) to and
including 30 horsepower (105.5 kW), or each
absorption system over 500,000 Btu/hr (146.6 kW) to
and including 1,000,000 Btu/h (293.1 kW)
37$ 37$ 94$ 150$ 42%
For the installation or relocation of each boiler or
compressor over 30 horsepower (105.5 kW) to and
including 50 horsepower (176 kW), or each absorption
system over 1,000,000 Btu/hr (293.1 kW) to and
including 1,750,000 Btu/h (512.9 kW)
55$ 55$ 115$ 175$ 41%
For the installation or relocation of each boiler or
compressor over 50 horsepower (176 kW), or each
absorption system over 1,750,000 Btu/hr (512.9 kW)
93$ 93$ 146$ 200$ 40%

5. Air Handlers
For each air-handling unit to and including 10,000 cubic feet per minute (cfm) (4919 L/s), including ducts
attached thereto
Note: this fee does not apply to an air-handling unit
which is a portion of a factory-assembled appliance,
cooling unit, evaporative cooler or absorption unit for which a permit is required elsewhere in the Mechanical
Code.
11$ 11$ 30$ 50$ 47%
For each air-handling unit over 10,000 cfm (4719 L/s) 18$ 18$ 72$ 125$ 44% Building and Safety Fees
Fee Description Current
Fee
Fee Effective
January 1,
2013
Fee Effective
July 1,
2013
Fee Effective
January 1,
2014
Ultimate
Cost
Recovery
Percentage

CONTINUED ON THE NEXT PAGE

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 416 of 1245

EXHIBIT A CITY OF INDIO

BUILDING AND SAFETY DEPARTMENT

SERVICE FEES

6. Evaporative Coolers
For each evaporative cooler other than portable type 11$ 11$ 60$ 110$ 52%

7. Ventilation and Exhaust
For each ventilation fan connected to a single duct 7 $ 7$ 14$ 20$ 56% For each ventilation system which is not a portion of
any heating or air-conditioning system authorized by a
permit
11$ 11$ 18$ 25$ 53%
For the installation of each hood which is served by
mechanical exhaust, including the ducts for such hood
11$ 11$ 43$ 75$ 53%

8. Incinerators
For the installation or relocation of each domestic-type incinerator
18$ 18$ 84$ 150$ 70%
For the installation or relocation of each commercial or industrial-type incinerator
15$ 15$ 107$ 200$ 70%

9. Miscellaneous
For each appliance or piece of equipment regulated by
the Mechanical Code but not classed in other appliance
categories, or for which no other fee is listed in the
table
11$ 11$ 43$ 75$ 53%
Mechanical Fee for Swimming Pools 24$ 24$ 49$ 75$ 53%

MOBILE HOME PLAN CHECK AND PERMIT ISSUANCE FEES
Mobile Home Permit Issuance Fee - $ - $ 20$ 40$ 56% Mobile Home Awning 50$ 50$ 80$ 110$ 52% Mobile Home Electrical 7 $ 7$ 41$ 75$ 53% Mobile Home Foundation 59$ 59$ 139$ 220$ 52% Mobile Home Plumbing 7 $ 7$ 41$ 75$ 53% Mobile Home Setdown 196$ 196$ 188$ 180$ 51%

MISCELLANEOUS FEES
Business License Inspection - Commercial 130$ 95$ 90$ 85$ 89% Business License Inspection - Residential 130$ 35$ 35$ 35$ 99% Demolition Fees 141$ 141$ 158$ 175$ 82% Note: Permit Renewal Fee (for MFS - fee is 50% of the
permit fee, as per policy) [2]
[1]
[2]
Model home reviews are not issued an initial permit. This one hour is an average per development that includes plan checking of the model/master plans and each repeat unit.

Permit Renewal Fee is a policy-based fee, set to 50% of the original permit fee.

Building and Safety Fees
Fee Description Current
Fee
Fee Effective
January 1,
2013
Fee Effective
July 1,
2013
Fee Effective
January 1,
2014
Ultimate
Cost
Recovery
Percentage

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 417 of 1245

EXHIBIT A CITY OF INDIO

ENGINEERING DEPARTMENT

SERVICE FEES
Plan Check Fees
1 Final Map - Filing Fee 300$ 300$ 550$ 800$ 64% 2 Final Tract Map (per sheet) 750$ 750$ 1,125$ 1,500$ 60% 3 Final Parcel Map (per sheet) 750$ 750$ 1,025$ 1,300$ 61% 4 Final Tract Map Amendment (per sheet) - $ - $ 400$ 800$ 75% 5 Final Parcel Map Amendment (per sheet) - $ - $ 400$ 800$ 75% 6 Legal Description and Plot Plan - $ 1,071$ 1,071$ 1,071$ 100% 7 Mass Grading Plans (per sheet) 750$ 750$ 1,175$ 1,600$ 56% 8 Rough Grading Plans (per sheet) 750$ 750$ 1,325$ 1,900$ 53% 9 Precise Grading Plans (per sheet) 750$ 750$ 1,525$ 2,300$ 54% 10 Signing and Striping Plans (per sheet) 750$ 750$ 1,175$ 1,600$ 56% 11 Traffic Signal Plans (per sheet) 750$ 750$ 1,475$ 2,200$ 51% 12 Storm Drain Plans (per sheet) 750$ 750$ 1,225$ 1,700$ 60% 13 Street Light Plans (per sheet) 750$ 750$ 1,175$ 1,600$ 56% 14 Street Improvement Plans (per sheet) 750$ 750$ 1,325$ 1,900$ 53% 15 SWPPP/NPDES Plans - $ - $ 1,250$ 2,500$ 88% 16 PM10 Plans 500$ 500$ 1,250$ 2,000$ 93% 17 WQMP Preliminary 500$ 500$ 1,000$ 1,500$ 70% 18 WQMP Final 500$ 500$ 1,500$ 2,500$ 88% 19 Hydrology Report 500$ 500$ 1,250$ 2,000$ 70% 20 Additional Plan Check (per add'l plan check submittal after 3 submittals) 1,000 $ 1,000$ 1,000$ 1,000$ 56% 21 Plan Check Revision (per sheet) 250$ 250$ 482$ 714$ 67% Inspection Fees
1 On-Site and Off-Site Improvements (project value
>$10,001)
a) Permit Processing 50$ 357$ 357$ 357$ 100% b) Inspection ($10,001 - $50,000) 805$ 1,428$ 1,428$ 1,428$ 100% c) Inspection ($50,001 - $100,000) 2,137 $ 3,570$ 3,570$ 3,570$ 100% d) Inspection ($100,001 - $500,000) 6,461 $ 14,992$ 14,992$ 14,992$ 100% e) Inspection ($500,001 - $1,000,000) - $ 35,696$ 35,696$ 35,696$ 100% f) Inspection ($1,000,001 - $2,500,000) 47,784 $ 96,378$ 96,378$ 96,378$ 100% g) Inspection (> $2,500,001) - $ 114,226$ 114,226$ 114,226$ 100% 2 SWPPP/NPDES Inspection - $ - $ 357$ 714$ 100% 3 Single Family Residential Final Grading (per lot) - $ - $ 179$ 357$ 50% 4 Survey Monument (per lot) - $ - $ 90$ 179$ 50% Condition Review
1 Subdivisions (per project) 500$ 500$ 786$ 1,071$ 100% Fee Description
Engineering Fees
Current
Fee
Fee Effective
January 1,
2013
Fee Effective
July 1,
2013
Fee Effective
January 1,
2014
Ultimate
Cost
Recovery
Percentage

CONTINUED ON THE NEXT PAGE

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 418 of 1245

EXHIBIT A CITY OF INDIO

ENGINEERING DEPARTMENT

SERVICE FEES
2 CFD Formation (fee is for City administrative time/cost only, outsourced formation consultant costs charged
separately as a pass-through)
1,000 $ 1,000$ 7,282$ 13,564$ 100%
3 LLMD Formation (fee is for City administrative time/cost only, outsourced formation consultant costs charged
separately as a pass-through)
5,000 $ 5,000$ 4,285$ 3,570$ 100%
4 Special Assessment District Formation (fee is for City administrative time/cost only, outsourced formation
consultant costs charged separately as a pass-through)
5,000 $ 5,000$ 9,639$ 14,278$ 100%
Soils/Geotechnical Report
1 Soils/Geotechnical Report 500$ 500$ 1,000$ 1,500$ 70% Traffic Study Review
1 Traffic Study Review 750$ 750$ 3,625$ 6,500$ 52% Right-of-Way Vacation
1 Right-of-Way Vacation 1,000 $ 3,570$ 3,570$ 3,570$ 100% Encroachment Permit
1 Permit Processing 50$ 357$ 357$ 357$ 100% 2 Minor Encroachment Permit Inspections (project value
<10K) 153$ 357$ 357$ 357$ 100%
3 Utility - Annual Blanket Permit - $ 1,428$ 1,428$ 1,428$ 100% 4 Traffic Control - Plan Review - $ 357$ 357$ 357$ 100% 5 Renew Expired Permit - $ 357$ 357$ 357$ 100% Transportation Permit
1 Single Trip 16$ 16$ 16$ 16$ 4%
2 Annual 90$ 90$ 90$ 90$ 25%
Other
1 Map Reproduction (per sheet) 10$ 90$ 90$ 90$ 51% 2 Records and Info Research (per 15 minutes after first 5 minutes) 26$ 89$ 89$ 89$ 100%
3 Weed Abatement Charge (per hour) - $ 357$ 357$ 357$ 100% Notes:

Engineering Fees
Fee Description Current
Fee
Fee Effective
January 1,
2013
Fee Effective
July 1,
2013
Fee Effective
January 1,
2014
Ultimate
Cost
Recovery
Percentage
For services required in excess of standard approaches, the City Manager or the City Manager's designee may estimate the appropriate fee based on the adopted fully burdened hourly rate for each department, or require a deposit against which hours will be charged at the adopted fully burdened hourly rate.

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 419 of 1245

EXHIBIT A CITY OF INDIO

PLANNING DEPARTMENT

SERVICE FEES
ZONING
Change of Zone 3,500 $ 3,500$ 4,250$ 5,000$ 53% Variance - Minor 1,000 $ 1,000$ 1,750$ 2,500$ 43% Variance - Major 2,500 $ 2,500$ 3,750$ 5,000$ 71% Zoning Text Amendment 3,500 $ 3,500$ 4,500$ 5,500$ 39% Zoning Letter 175$ 175$ 213$ 250$ 85%
General Plan Map Amendment 5,500 $ 5,500$ 6,500$ 7,500$ 48% Development Agreement 5,000 $ 5,000$ 7,500$ 10,000$ 88% Development Agreement Extension 5,000 $ 5,000$ 5,000$ 5,000$ 90% Development Review Committee Meetings 1,000 $ 1,000$ 1,050$ 1,100$ 94% Conceptual/Specific Plan, Specific Plan Amendment,
Project Master Plan 10,000 $ 10,000$ 10,000$ 10,000$ 49%

CONDITIONAL USE PERMITS
Conditional Use Permit - Administrative 2,500 $ 2,500$ 2,500$ 2,500$ 82% Conditional Use Permit - Planning Commission 2,500 $ 2,500$ 3,500$ 4,500$ 63% Conditional Use Permit - Wireless/Antenna 2,500 $ 2,500$ 3,000$ 3,500$ 93%

SUBDIVISION
Tentative Tract Map (> 5 lots) 5,000 $ 5,000$ 6,500$ 8,000$ 68% Tentative Parcel Map (< 5 lots) 2,500 $ 2,500$ 3,250$ 4,000$ 57% Modification of Tentative Map 2,500 $ 2,500$ 2,750$ 3,000$ 64% Map Extension 2,500 $ 2,500$ 2,000$ 1,500$ 64% Reversion to Acreage 2,500 $ 2,500$ 2,750$ 3,000$ 51% Lot Line Adjustment 500$ 500$ 800$ 1,100$ 59% Certificate of Compliance 500$ 500$ 550$ 600$ 85%

ENVIRONMENTAL
Statutory/Categorical Exemption [*1] - $ - $ 275$ 550$ 78% Initial Study 5,000 $ 5,000$ 3,750$ 2,500$ 53% Negative Declaration (Deposit) 5,000 $ 5,000$ 3,750$ 2,500$ 53% EIR (Deposit) 5,000 $ 5,000$ 7,500$ 10,000$ 85%

DESIGN REVIEW
Design Review - Administrative 2,500 $ 2,500$ 2,500$ 2,500$ 60% Design Review - Planning Commission 2,500 $ 2,500$ 3,250$ 4,000$ 67% Fee Effective
July 1,
2013
Ultimate
Cost
Recovery
Percentage
Planning Fees
Fee Effective
January 1,
2014
Fee Description Current
Fee
Fee Effective
January 1,
2013

CONTINUED ON THE NEXT PAGE

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 420 of 1245

EXHIBIT A CITY OF INDIO

PLANNING DEPARTMENT

SERVICE FEES
OTHER
Annexation Review - Property Owner Initiated 10,000 $ 10,000$ 12,500$ 15,000$ 71% Codes, Covenants & Restrictions (CC&R's) Review 3,500 $ 3,500$ 2,100$ 700$ 99% Public Convenience & Necessity 500$ 500$ 750$ 1,000$ 47%

APPEAL FEES
Appeal of Staff Decision to Planning Commission 450$ 450$ 725$ 1,000$ 53% Appeal of Planning Commission Decision to City
Council 450$ 450$ 975$ 1,500$ 43%
Single Family Resident (in City) 450$ 450$ 475$ 500$ 27% WILLIAMSON ACT [*2]
Cancellation Review 5,500 $ 5,500$ 5,250$ 5,000$ N/A Establishment 5,500 $ 5,500$ 5,250$ 5,000$ N/A Enlargement 5,500 $ 5,500$ 5,250$ 5,000$ N/A Disestablishment 5,500 $ 5,500$ 5,250$ 5,000$ N/A Process Fee for Non-Renewal 5,500 $ 5,500$ 5,250$ 5,000$ N/A

SIGN PERMITS
Temporary Banner Permit 75$ 75$ 98$ 120$ 51% Temporary Real Estate Sign - $ - $ 60$ 120$ 51% Permanent Sign 100$ 100$ 200$ 300$ 51%

MISCELLANEOUS FEES
Business License Review - Commercial - $ 38$ 38$ 75$ 97% Business License Review - Residential - $ 15$ 15$ 30$ 97% Miscellaneous Site Inspection - $ - $ 100$ 200$ 85% Zoning Letter / Research 175$ 175$ 213$ 250$ 71% Assessment District Review [*2] 5,000 $ 5,000$ 5,000$ 5,000$ N/A Special / Temporary Use Permit - Administrative 175$ 175$ 338$ 500$ 28% Special / Temporary Use Permit - Requiring Public
Hearing 500$ 500$ 625$ 750$ 16%

BUILDING PLAN REVIEW / LANDSCAPE PLAN REVIEW
Repeat Tract Home / Other Residential Additions or
Improvements / Commercial Tenant Improvement - $ - $ 50$ 100$ 85% New Commercial/Multifamily/Mixed Use 500$ 500$ 625$ 750$ 91%

BUILDING / LANDSCAPE INSPECTION
Building / Landscape Inspections (fee is per building
permit) 150$ 150$ 175$ 200$ 85%
Note: Plan check fees are based on average times required to compete the process. Actual charges may vary if staff time significantly deviates from the average staffing effort.

Planning Fees
Fee Description Current
Fee
Fee Effective
January 1,
2013
Fee Effective
July 1,
2013
Fee Effective
January 1,
2014
Ultimate
Cost
Recovery
Percentage

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 421 of 1245

THIS PAGE LEFT INTENTIONALLY BLANK

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 422 of 1245 Page | i Appendix D: Affirmatively Furthering Fair Housing Analysis Appendix D: Affirmatively Furthering Fair Housing
Analysis
Table of Contents
1 Introduction ....................................................................................................................................................... 1 2 Indio Analysis of Impediments ........................................................................................................................... 2 3 Housing Element Outreach ................................................................................................................................ 4 4 Assessment of Fair Housing ............................................................................................................................... 4 Fair Housing Enforcement and Outreach Capacity .................................................................................... 4 Segregation and Integration ...................................................................................................................... 7 Race and Ethnicity .............................................................................................................................. 8 Household Income ........................................................................................................................... 10 Familial Status .................................................................................................................................. 15 Persons with Disabilities .................................................................................................................. 20 Housing Tenure ................................................................................................................................ 22 Racially and Ethnically Concentrated Areas of Poverty ........................................................................... 25 Racial Concentrations in Areas of Affluence .................................................................................... 27 Patterns Over Time .................................................................................................................................. 27 Mortgage Loan Access ..................................................................................................................... 27 Public Participation .......................................................................................................................... 28 Policies, Practices, and Investments ................................................................................................ 29 Demographic Trends ........................................................................................................................ 31 Disparities in Access to Opportunity ........................................................................................................ 31 Access to Education ......................................................................................................................... 34 Access to Economic Opportunity ..................................................................................................... 36 Access to Transportation ................................................................................................................. 39 Access to a Healthy Environment .................................................................................................... 44 Access to Opportunity for Person with Disabilities ......................................................................... 52 Disproportionate Housing Needs and Displacement Risk ....................................................................... 54 Housing Affordability ....................................................................................................................... 56 Overcrowding and Substandard Housing Conditions ...................................................................... 60 Displacement ................................................................................................................................... 62 Other Relevant Components ................................................................................................................... 64 Demographic Trends ........................................................................................................................ 64 Public Assistance .............................................................................................................................. 64 5 Sites Inventory Analysis Consistency ............................................................................................................... 66 Segregation and Integration .................................................................................................................... 66 Racial Demographics ........................................................................................................................ 66

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 423 of 1245 Page | ii Appendix D: Affirmatively Furthering Fair Housing Analysis Household Income ........................................................................................................................... 66 Disability ........................................................................................................................................... 67 Familial Status .................................................................................................................................. 67 R/ECAPs .................................................................................................................................................... 67 Disparities in Access to Opportunity ........................................................................................................ 67 Disproportionate Housing Needs, Including Displacement Risk .............................................................. 67 Summary of Fair Housing Issues .............................................................................................................. 68 6 Identification and Prioritization of Contributing Factors to Fair Housing Issues and Strategies for Affirmatively Furthering Fair Housing ...................................................................................................................... 69 Fair Housing Enforcement and Outreach Capacity .................................................................................. 69 Racially or Ethnically Concentrated Areas of Poverty .............................................................................. 70 Disparities in Access to Opportunity ........................................................................................................ 70 Disparities in Access to Opportunity for Persons with Disabilities .......................................................... 71 Disproportionate Housing Needs and Displacement Risk ....................................................................... 71

Figures
Figure 1. Racial Demographics Map ........................................................................................................................... 9 Figure 1A. Regional Racial Demographics Map ....................................................................................................... 10 Figure 2. Median Income ......................................................................................................................................... 12 Figure 2A. Median Income Throughout the Region ................................................................................................ 12 Figure 3. Poverty Status ........................................................................................................................................... 13 Figure 3A. Poverty Status Throughout the Region .................................................................................................. 13 Figure 4. Low to Moderate Income ......................................................................................................................... 14 Figure 4A. Low to Moderate Income throughout the Region ................................................................................. 14 Figure 5. Children in Single-Mother-Headed Households ....................................................................................... 16 Figure 5A. Children in Single-Mother-Headed Households Throughout the Region ............................................... 16 Figure 6. Adults Living Alone .................................................................................................................................... 17 Figure 6A. Adults Living Alone Throughout the Region ........................................................................................... 17 Figure 7. Adults Living with a Spouse ....................................................................................................................... 18 Figure 7A. Adults Living with a Spouse Throughout the Region .............................................................................. 18 Figure 8. Children in Married-Couple Households ................................................................................................... 19 Figure 8A. Children in Married-Couple Households Throughout the Region .......................................................... 19 Figure 9. Persons with Disabilities ........................................................................................................................... 21 Figure 9A. Persons with Disabilities Throughout the Region ................................................................................... 21 Figure 10. Percent Owner-Occupied Housing .......................................................................................................... 22 Figure 10A. Percent Owner-Occupied Housing Throughout the Region ................................................................. 23 Figure 11. Percent Renter-Occupied Housing .......................................................................................................... 24 Figure 11A. Percent Renter-Occupied Housing Throughout the Region ................................................................. 25 Figure 12. R/ECAP and Segregation and Poverty ..................................................................................................... 26 Figure 12A. R/ECAP and Segregation and Poverty Throughout the Region ............................................................ 26 Figure 13. Opportunity Map .................................................................................................................................... 33 Figure 13A. Regional Opportunity Map ................................................................................................................... 33 Figure 14. Opportunity for Education ...................................................................................................................... 35 Figure 14A. Opportunity for Education Throughout the Region ............................................................................. 35

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 424 of 1245 Page | iii Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 15. Opportunity for Economic Development ................................................................................................ 37 Figure 15A. Opportunity for Economic Development Throughout the Region ....................................................... 37 Figure 16. Jobs Proximity Index ............................................................................................................................... 38 Figure 16A. Regional Jobs Proximity Index .............................................................................................................. 38 Figure 17A. Regional Automobile Ownership Rates ................................................................................................ 41 Figure 18A. Regional Access to Transit .................................................................................................................... 43 Figure 19. Opportunity for Environment ................................................................................................................. 45 Figure 19A. Opportunity for Environment Throughout the Region ........................................................................ 46 Figure 20A. Regional CalEnviroScreen 3.0 ............................................................................................................... 48 Figure 21. Healthy Places Index ............................................................................................................................... 49 Figure 21A. Healthy Places Index of the Region ...................................................................................................... 50 Figure 22. Parks ........................................................................................................................................................ 51 Figure 23. Any Four Severe Housing Problems ........................................................................................................ 55 Figure 23A. Any Four Severe Housing Problems throughout the Region ................................................................ 56 Figure 24. Renter Cost Burden ................................................................................................................................. 58 Figure 24A. Renter Cost Burden Throughout the Region ........................................................................................ 58 Figure 25. Homeowner Cost Burden ........................................................................................................................ 59 Figure 25A. Homeowner Cost Burden Throughout the Region ............................................................................... 59 Figure 26. Overcrowding .......................................................................................................................................... 61 Figure 26A. Overcrowding Throughout the Region ................................................................................................. 61 Figure 27. Communities Sensitive to Displacement ................................................................................................ 62 Figure 27A. Communities Sensitive to Displacement Throughout the Region ........................................................ 63 Figure 28. Regional Hazard Map .............................................................................................................................. 64 Figure 29. Rate of Housing Choice Voucher Use ...................................................................................................... 65 Figure 29A. Rate of Housing Choice Voucher Use Throughout the Region ............................................................. 65

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 425 of 1245 Page | 1 Appendix D: Affirmatively Furthering Fair Housing Analysis 1 Introduction
Fair housing occurs when individuals of similar income levels have the same range of housing choice available to them in the same housing market regardless of their characteristics as protected under local, State, and Federal laws. It is important to the City of Indio (City) that its citizens have fair housing choice, free from discrimination on the basis of race/ethnicity, religion, sex, marital status, ancestry, national origin, color, familial status, disability, and other characteristics protected by the California Fair Employment and Housing Act, California Government Code Section 65008, and other State and Federal fair housing and planning laws. In 2018, Assembly Bill 686 – Affirmatively Further Fair Housing, amended Sections 65583 and 65582.2 of the California Government Code to require a public agency to administer its programs and activities relating to housing and community development in a manner to affirmatively further fair housing.

From freeway expansion to discriminatory housing practices, historically underserved communities across the nation have experienced decades of housing disinvestment and infrastructure underinvestment, leaving many communities with higher rates of air pollution, poverty, unemployment, educational attainment, and health risks. State and Federal laws, such as the Fair Housing Act, have established pathways for local jurisdictions to create more diverse and equitable communities, but reversing decades of discriminatory policies at all levels of the public and private sectors is complex, and many challenges to equitable development remain. The Housing Element seeks to affirmatively further fair housing by first identifying segregated living patterns and barriers to fair housing, then designating sites for affordable housing in areas of opportunity and implementing programs that aim to replace segregated living patterns and transform racially and ethnically concentrated areas of poverty. Ensuring that sites for housing, particularly units available for lower-income households, are located in high- resource areas, rather than concentrated in areas of high segregation and poverty, requires jurisdictions to plan for housing with regard to the accessibility of various opportunities, including jobs, transportation, educational opportunities, and health services.

This analysis serves as an assessment of fair housing practices pursuant to California Government Code Section 65583(c)(9) in the City. General Plan Housing Elements are required to include the following:
• A summary of fair housing issues in the jurisdiction and an assessment of the jurisdiction’s fair housing enforcement and outreach capacity.
• An analysis of available Federal, State, and local data and knowledge to identify integration and segregation patterns and trends, raci ally or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs w ithin the jurisdiction, including displacement risk.
• An assessment of the factors that contribute to the fair housing issues identified in the analysis. • An identification of the jurisdiction’s fair housing priorities and goals, giving highest priority to the greatest contributing factors that limit or deny fair housing choice or access to opportunity, or negatively impact fair housing or civil rights compliance. • Measurable strategies and actions to implement the fair housing priorities and goals in the form of programs to affirmatively further fair housing.

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The City intends to affirmatively further fair housing choice and promote equal housing opportunity in accordance with the requirements in State Fair Housing and Housing Element law and Federal law. This Affirmatively Furthering Fair Housing (AFFH) assessment was built on the foundation of the City’s Analysis of Impediments to Fair Housing Choice, which was adopted in June 2019.

The Analysis of Impediments presented an overview of laws, regulations, conditions, and other possible obstacles that could affect an individual’s or household’s access to housing in Indio. The Analysis of Impediments included the following:
• A comprehensive review of Indio’s laws, regulations , administrative policies, procedures, and practices, as well as an assessment of how they affect the location, availability , and accessibility of housing.
• An assessment of conditions, both public and private, affecting fair housing choice.

The following are key conclusions and potential impediments that may exist in the City as identified in the Analysis of Impediments (2019).

Race and Ethnicity Trends
City residents have been predominantly composed of two racial/ethnic groups: White and Hispanic. From 1990 to 2000, Hispanic people remained the majority ethnic/racial group in the City, with nearly 75 percent of the population. In 2010, the Hispanic population slightly dropped to 68 percent, primarily due to gains in White and Asian populations. Black residents remained consistent, averaging 2 percent of the population.

For the region, Hispanic residents represent 47 percent and White residents made up 37 percent. It is important to note that White (non-Hispanic) was the only racial/ethnic group to lose population in the region as a whole. Starting in 2010, persons who identify as White (non-Hispanic) became the minority population in the region, which remains constant today.

Income by Housing Tenure
The 2014 American Community Survey (ACS) from the U.S. Census Bureau provided information on household income distribution. Table 1, Household Income by Tenure (2014), provides the estimated household income by tenure in 2014. Estimates indicate that approximately 45 percent (7,455 households) of the City’s owner-occupied households and 78 percent (6,905 households) of renter- occupied households had an income less than the area median income. For renter households, 25 percent fall in the extremely low-income category (less than or equal to 30% Housing Urban Development Area Median Family Income [HAMFI]). Many of these households are farmworkers who earn $10,000 to $14,000 per year. A 2015 Desert Sun investigation found about 16,000 rent-restricted housing units and at least 48,000 households that would qualify for them, meaning the Coachella Valley has only about one-third of the affordable housing units it needs.

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Housing Affordability
Tenure
In 2014, 56 percent of all renters had a housing cost burden in the City. Of those renters, 27 percent had an extreme cost burden, paying 50 percent or more of their income on housing. The highest percentage of cost burden households are low-income (>30% to <=50% HAMFI), with 85 percent of the households paying more than 30 percent of their income on housing. The City works with the Riverside County Housing Authority to assist those residents with a cost burden by providing public assistance or Housing Choice Vouchers.

Fair Housing Services
From 2015 through 2017, the Inland Fair Housing and Mediation Board (IFHMB) provided fair housing services to 82 City residents. Of these individuals, 97 percent were low income. The largest race/ethnic group provided fair housing services was Hispanic. Below is a summary of the most prominent fair housing issues from 2015 through 2017 based on percentage:
• 2015: 17 provided wit h fair housing serv ices. Of those provided, 35 percent alleged discrimination based on disability , 24 percent based on sex , 18 percent based on race , 12 percent based on national origin, and 12 percent based on source of income. • 2016: 32 provided with fair housing servic es. Of those provided, 68 percent alleged discrimination based on familial status, 28 percent based on disability, and 4 percent based on race.

Table 1. Household Income by Tenure (2014)
Income Distribution Overview Owner Renter Total
Household Income <= 30% HAMFI 1,085 2,040 3,125
Household Income >30% to <=50% HAMFI 2,025 2,135 4,160
Household Income >50% to <=80% HAMFI 2,820 1,875 4,695
Household Income >80% to <=100% HAMFI 1,525 855 2,380
Household Income >100% HAMFI 8,995 1,925 10,920
Total 16,450 8,830 25,280
Source: 2010-2014 ACS

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 428 of 1245 Page | 4 Appendix D: Affirmatively Furthering Fair Housing Analysis • 2017: 33 provided with fair housing ser vices. Of those provided, 64 percent alleged discrimination based on disability, 18 percent based on sex, and 18 percent based on national origin.
3 Housing Element Outreach
Although outreach and community engagement have always been important, in recent years, significant strides have been made in technology and level of effort regarding engagement. Past engagement may not always have had multiple forms of media, meaning that in-person public meetings were the primary form of engagement, with surveys and stakeholder interviews and other types of engagement taking a back seat. In-person public meetings are not always the most accessible for multiple reasons. If a meeting is at only one specific time, or if it is only offered in English, it can create participation barriers for those who may be unable to attend at the specified time, or for people without proficiency in English.

Engagement related to the Housing Element has attempted to be comprehensive while in the context of the COVID-19 pandemic. An English/Spanish online survey was used to engage residents on local housing needs and concerns. All outreach and outreach materials were available in English and Spanish to foster participation across demographics, as 50.2 percent of the population in the City is Spanish speaking.

Stakeholders were interviewed to better understand housing policy, needs, priorities, opportunities, and constraints. Virtual English/Spanish public workshops were also held to allow for interested residents to learn and provide feedback while observing stay-at-home orders. This outreach was conducted virtually, and participants had the option of joining through their computers or tablets, or using a call-in number if they did not have access to the internet. All workshops were also streamed live onto Facebook, which allowed for post-meeting comments to be submitted. In addition, the outreach was held in the evenings, outside of regular working hours. Stakeholder interviews were offered to all interested parties and were conducted virtually in a one-on-one setting.

Please refer to Appendix F, Community Engagement Results, for a full summary of outreach materials and outreach conducted as part of the Housing Element update. 4 Assessment of Fair Housing
Fair Housing Enforcement and Outreach Capacity
This section discusses the fair housing services available to residents in the City and the corresponding organizations that provide fair housing services to both providers and consumers of housing, as well as the nature and extent of fair housing complaints received by the fair housing provider. In general, fair housing services include investigating and resolving housing discrimination complaints; discrimination auditing and testing; and education and outreach, such as disseminating fair housing information through written materials, workshops, and seminars.

The City contracts with the IFHMB to provide fair housing services for its residents by disseminating educational information, performing investigations, local conciliation, and/or referrals of housing discrimination complaints free of charge to individuals. It also involves fair housing community workshops that are offered year-round to educate housing providers, tenants, homeowners, and financial and lending institutions on the key aspects of fair housing laws. From 2015 through 2017, the

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 429 of 1245 Page | 5 Appendix D: Affirmatively Furthering Fair Housing Analysis IFHMB provided fair housing services to 82 City residents. Of these individuals, 97 percent were lower- income earners. The largest race/ethnic group that was provided fair housing services were Hispanic people. Through this contract with the fair housing partner as described above, the City is well able to effectively disseminate fair housing resources and educational material through community outreach and other fair housing services provided to the residents of the City.

According to the California Department of Employment and Fair Housing, from 2009 through 2013, there were 33 fair housing cases in the City. Within this period, the highest number of fair housing cases filed were on the basis of race/color, resulting in 12 cases, followed by familial status with seven cases. Sexual orientation and having a national origin from Mexico had zero housing cases filed within the same period. Further, data from the California Department of Housing and Community Development’s (HCD) AFFH data viewer tool shows that from 2013 to 2021 there were fewer than 0.5 fair housing equal opportunity inquiries per 1,000 people in the City, as reported by the U.S. Department of Housing and Urban Development. This includes 23 total inquiries within the 2013-2021 period of which one was on the basis of disability, one on the basis of race, two on the basis of familial status, one on the basis of sex, and the rest were uncategorized. The disposition count for these inquiries was zero, while most were categorized as a failure to respond or to not be a valid issue. There are no known fair housing lawsuits in the City.

Additional organizations that offer fair housing services that are available to the residents of the City include the following:
• U.S. Department of Housing and Urban Development
• California Department of Fair Employment and Housing
• Inland Fair Housing and Mediation Board
• Fair Housing Council of Riverside County
• Housing Authority of the County of Riverside
• Inland Counties Legal Services Inc.

The IFHMB is a private nonprofit agency that serves San Bernardino County and parts of Riverside and Imperial Counties. IFHMB is funded by grants and awards and serves as an intermediary to assist individuals in resolving issues related to housing discrimination, homeownership, rental complaints, and disputes in court. Other services include foreclosure prevention counseling and senior services. IFHMB also provides fair housing outreach materials for public and private agencies’ use in English, Spanish, and Chinese. These resources provide individuals with definitions and examples of housing discrimination, fair housing as it relates to sex discrimination, and a social media fair housing toolkit. Their website also provides online resources such as links to COVID-19 housing and food resources, rental assistance, and eviction moratorium updates.

The Fair Housing Council of Riverside County provides similar resources to those provided by the IFHMB and provides other services such as pre-purchase consulting services for prospective homebuyers, credit counseling and offers training workshops for managers and owners for resolving landlord/tenant issues, first-time homebuyers, foreclosure prevention, and fair housing laws. They also offer online services and provide a contact number and email to schedule employee trainings.

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 430 of 1245 Page | 6 Appendix D: Affirmatively Furthering Fair Housing Analysis The Housing Authority of the County of Riverside is a public agency chartered by the State to administer the development, rehabilitation or financing of affordable housing programs. Some of the programs offered includes a family self-sufficiency program which assists families receiving federal rental assistance move to economic independence, the Housing Choice Voucher Program in which the Housing Authority pays a part of rent which ranges depending on the income of the family. Their website provides online resources for tenants, landlords, and developers.

Inland Counties Legal Services, Inc. (ICLS) is a non-profit organization providing legal services to low- income persons residing in Riverside and San Bernardino Counties. ICLS’s housing work focuses on both increasing and preventing affordable, quality housing and help people stay in their homes. In addition to their housing and legal services, ICLS also offers educational workshops such as small business assistance.

Specific to the City, the City will make all reasonable modifications to policies and programs to ensure that people with disabilities have an equal opportunity to enjoy all of its programs, services, and activities. In addition, the following resources are available to the City’s residents:
• CA COVID-19 Rent Relief -Housing Is Key. Will help income-eligible households pay rent and utilities, both for past due and future payments. The federal Consolidated Appropriations Act of 2021 provides funding to support the program and tenant (renter) prot ection laws signed by the current Governor, Governor Newsom.
• United Lift Rental Assistance. Provides rental assistance to help keep Riverside County families housed due to the economic fallout brought on by COVID-19. United Lift provides 3 months of rent payments, plus up to 12 months of unpaid rent, to eligible Riverside County renters. • Emergency Housing Voucher Program . This new program is available to families in Riverside and San Bernardino who are experiencing ho melessness or at risk of being homeless; are fleeing domestic or dating violence, sexual assault. Applicants must be referred by a partner agency in the continuum of care or the county’s Coordinated Entry System. Inland Counties Legal Services, Inc. website provides more information and resources related to this program. • Indio COVID-19 Water Bill Assistance Program. Indio City Council approved additional funds in Community Development Block Grant -Coronavirus Funding for new programs that directly help residents because of circumstances brought on by COVID -19. A portion of the funds will pay for a water utility delinquency program in partnership with United Way of the Desert and the Indio Water Authority.
• Indio COVID-19 Renters & Homeowner Resources . City of Indio is providing a sample of a Notice to Landlord -Financial Impacts from COVID -19 form fo r residential tenants in the City that may be facing an eviction situation.
• COVID-19 Business & Financial Support . $10,000 grants to eligible store -front businesses in Indio and $5,000 grants to eligible in-home daycare providers was available to provide support for stores and restaurants in Indio if March of 2021. There are no updates with regard to program continuance or a new application period.

The City is in compliance with existing fair housing laws and regulations. The City recognizes the effect that discrimination has in limiting housing choice and equal opportunity in renting, selling, and financing housing. The City offers fair housing information and links to the IFHMB and additional fair housing

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 431 of 1245 Page | 7 Appendix D: Affirmatively Furthering Fair Housing Analysis resources on the City website. Through Program 16, Fair Housing Referral and Mediation, the City will continue to make resources available on its website and provide new content as it is available.

Additionally, through Programs in the Housing Element the City will actively affirmatively further fair housing during the planning period. Program 5, Analysis of Impediments to Fair Housing Choice, the City will maintain an adopted Analysis of Impediments to Fair Housing Choice and create fair housing outreach materials and informational resources to post online. Through Program 6, Annual Progress Reports, the City will hold annual housing forums to bring the community together with decision makers, the development community, and other stakeholders to discuss the progress towards meeting the goals and objectives of the Housing Element and to discuss solutions for and awareness of fair housing in the City. Program 16, Fair Housing Referral and Mediation, The City will update and maintain their website with fair housing resources and information and provide referrals and mediation. Through Program 1, Accessibility, the City will promote increased accessibility above and beyond those requirements of the Federal and State Fair Housing Acts through incentives in exchange for increased accessibility and informational resources such as home retrofit guides and guidance on universal design. Program 27, Place-Based Strategies, commits the City to identify areas of opportunity for focused planning efforts through a methodology that prioritizes fair housing. Program 28, Reasonable Accommodation Procedures, will create a process by which a request for a deviation may be approved for persons with disabilities.

Further, the City will administer all programs and activities related to housing and community development in a manner to Affirmatively Further Fair Housing. As detailed in Program 9, Density Bonus the City will update their Density Bonus ordinance consistent with State law Program 24, No Net Loss will ensure that the City has adequate capacity to accommodate the RHNA throughout the 2021-2029 6th Cycle planning period (6th Cycle). Further, Programs 18, 19, and 21, demonstrates the City’s commitment to affordable housing and ensuring housing within the City is available for all income levels, prioritizing the needs of those with special needs and extremely low-income households. Through Program 18, the City will collaborate with the Riverside Housing Authority and assist in monitoring deed- restricted units by tracking existing and new affordable covenants in the City. Program 19, Housing Rehabilitation, the City will identify opportunities to increase funding for housing rehabilitation; and Program 21, the City will explore the establishment of a local housing trust fund dedicated to the creation, rehabilitation and preservation of affordable housing, transitional housing and emergency shelters; which includes a feasibility analysis.

Segregation and Integration
Patterns of segregation have been commonly linked to poorer life outcomes in income, housing equity, educational attainment, and life expectancy, according to research from the University of California, Berkeley (UC Berkeley).1 Affirmatively furthering fair housing involves overcoming patterns of segregation to foster inclusive communities.

1 S. Menedian, S. Gambhir. 2018. “Racial Segregation in the San Francisco Bay Area.” Othering & Belonging Institute, UC BERKLEY. https://belonging.berkeley.edu/study-finds-strong-correlations-between-segregation-and-life-outcomes-sf-bay-area.

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The population within the City is primarily White or Hispanic. Those who identify as Hispanic can be of any race. The City’s Hispanic population increased by 11.4 percent between 2010 and 2019 and made up the largest segment of the 2019 population (64.2 percent). The City’s White population increased by 28.5 percent during the same period and represented 29.5 percent of the population in 2019.

Generally, the average racial composition and number of people of different races or ethnicities in neighborhoods differs depending on location, which can act as a measure of segregation by neighborhood. To further examine this, this assessment relies on a calculation of the average racial composition of neighborhoods experienced by members of each racial group. These are sometimes referred to as “exposure indices.” The exposure index demonstrates the exposure a given race group experiences with members of their own and each other race (as a percentage of 100) in an average neighborhood of the city (or metropolitan area) being examined.

In the City, Hispanic residents are exposed to 79.1 percent Hispanic residents and 16.1 percent White residents. On the other hand, White residents are exposed to 62.2 percent Hispanic residents and 32 percent White residents.2 The exposure for White residents to other ethnic/racial groups is somewhat consistent with the ethnic/racial composition of the City; however, Hispanic residents have a lower percentage of exposure to White residents and higher percentage of exposure to Hispanic residents than the ethnic/racial composition of the City.

Another measure of segregation between two groups is the dissimilarity index. The dissimilarity index measures the degree to which two specific groups are distributed across a geographic area. The dissimilarity index varies between 0 and 100, and measures the percentage of one group that would have to move across neighborhoods to be distributed the same way as the second group. A dissimilarity index of 0 indicates conditions of total integration under which both groups are distributed in the same proportions across all neighborhoods. A dissimilarity index of 100 indicates conditions of total segregation such that the members of one group are located in completely different neighborhoods than the second group.

Generally, the City is considered to be moderately segregated. Indio received an index rating of 41.1 when comparing White and Hispanic populations, indicating that roughly 41.1 percent of Hispanic households would need to move across neighborhoods to be distributed the same way as White households in the City. Because the other ethnic/racial groups within the City have a small population percentage, the dissimilarity index may be high even if the group is evenly distributed throughout the area.

City residents have been predominantly composed of two racial/ethnic groups: White residents and Hispanic residents, for which there can be overlap. From 1990 to 2000, the Hispanic population remained the majority ethnic group in the City, with nearly 75 percent of the population. In 2010, the Hispanic population slightly dropped to 68 percent, primarily due to increasing White and Asian populations. The African American/Black population remained consistent, at an average of 2 percent of the population. As

2 Frey, W.H., and D. Myers. “Segregation: Neighborhood Exposure by Race.” CensusScope. https://www.censusscope.org/us/s6/p36448/chart_exposure.html.

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Figure 1. Racial Demographics Map
As compared to the broader region, the City is host to proportionally high percentage of non-White residents. As shown in Figure 1A, Regional Racial Demographics Map, similar percentages follow State Route (SR) 111 to the south and east of the City. To the north and west, Census block groups are home to a greater percentage of White populations. Specifically, Census block groups northwest of the City in cities such as Rancho Mirage, La Quinta and Palm Desert have proportionally lower percent of non-White residents. Census block groups north of the City, which include Joshua Tree National Park, have slightly lower percentages of total non-White population.

3 U.S. Department of Housing and Urban Development. Affirmatively Furthering Fair Housing. https://egis.hud.gov/affht/.

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Figure 1A. Regional Racial Demographics Map
Household Income
Household income is the most important factor determining a household’s ability to balance housing costs with other basic life necessities, although economic factors that affect a household’s housing choice are not a fair housing issue per se. Fair housing issues occur when relationships among household income, source of income, household type, household race/ethnicity, and other factors create misconceptions, biases, and differential treatments. Discriminatory housing practices of the past, such as redlining, restrictive zoning, urban renewal, and steering, although illegal today, have led to a disproportionate gap in household wealth based on race and ethnicity. Within the SCAG region, African American households make up the largest proportion of extremely low-income households. Because homeownership paired with appreciation of home values has long been a pathway to wealth accumulation, and homeownership for many years was primarily afforded to White households, gaps in household income persist. Household income in the City is shown in Figure 2, Median Income; Figure 3, Poverty Status; and Figure 4, Low to Moderate Income. Figure 2 shows that the lowest median income in the City is found in one concentration: between Indio Boulevard and Interstate 10. That same area has more than 40 percent of residents in poverty. Areas south of this concentration of poverty have the next lowest incomes and percentages of people in poverty, as shown in Figures 3 and 4.

The region experiences median income and poverty in a similar fashion (See Figure 2A, 3A, 4A); where the median income trends low, so does the rate of poverty. Additionally, when comparing 2015-2019 ACS data to 2010-2014 data, the percentage of the population living in poverty has spread more evenly across the region with slightly less intensity than in previous years. Furthermore, the regional median income and poverty figures align with racial demographics map suggesting that block groups with a greater percentage of non-White populations generally experience higher rates of poverty and lower median incomes. Cities with a higher median income include La Quinta to the southwest and pockets of block groups with a median income greater than $125,000 to the northwest towards Palm Springs. Indian Wells to the west has varying income levels with block groups indicating less than $125,000 and less than

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At a regional level, the central portions of the City, and other surrounding cities such as Mecca and Desert Hot Springs have higher poverty rates with Census tracts indicating 20 percent to 30 percent, 30 percent to 40 percent, and greater than 40 percent of the population that is below the poverty level, as shown in Figure 3A. The percent of the low to moderate income population is lower to the west and northwest of the City with higher concentrations to the east and southeast as shown in Figure 4A.

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Figure 2. Median Income

Figure 2A. Median Income Throughout the Region

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Figure 3. Poverty Status

Figure 3A. Poverty Status Throughout the Region

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Figure 4. Low to Moderate Income

Figure 4A. Low to Moderate Income throughout the Region

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Family structure is something that impacts the care of children, type of housing needed, financial needs, and more. Single-parent households require more time to take care of children than married or cohabitating couples, which can impact the jobs available to parents, income levels, and the amount of support afforded to children. Family structure is something that has evolved over time in the United States, with fewer couples marrying, and cohabitation occurring more often. Families with children, especially those who are renters, may face discrimination or differential treatment in the housing market. For example, some landlords may charge larger households a higher rent or security deposit.

Figure 5, Children in Single-Mother-Headed Households, shows that there is a high proportion of children in single-mother-led households in northwestern Indio. Figure 6, Adults Living Alone, shows that there are not many adults in the City who live alone, with slightly higher rates of adults living alone in southern Indio. Figure 7, Adults Living with a Spouse, shows the lowest rates of adults living with a spouse was in central Indio. The highest rates of adults living with a spouse are in northern Indio. This area of higher rates of adults living with spouses includes the same Census tract that has the highest percent of children in single-mother households. Figure 8, Children in Married-Couple Households, shows that this Census tract has a very low rate of children in married-couple families, meaning that households with children here are likely in cohabitating situations. Figure 8 demonstrates the proportion of children in married- couple households. The figures below collectively demonstrate the strong presence of families with children in the City, emphasizing the need for access to educational and recreational opportunities.

From a regional perspective (Figure 5A, 6A, 7A, 8A), there does not appear to be many geospatial trends as far as household and family make-up. The strongest trend throughout the region is in regard to households with children of married couples which exist at higher rates directly west of the City with tracts indicating greater than 80 percent of households. Regional trends are similar to those in the City.

As shown in Figure 5A, Children in Single-Mother-Headed Households Throughout the Region, the majority of tracts indicate less than 20 percent of children in female headed households. Tracts within the City of Palm Desert, Rancho Mirage and Palm Springs indicate a slightly higher percentage of children in female headed households of about 20 percent to 40 percent. Figure 6A, Adults Living Alone Throughout the Region, similar to City trends, the tracts within the region indicate there is a low percentage of the population 18 years and over living alone with most tracts at less than 20 percent. In Figure 7A, Adults Living with a Spouse Throughout the Region, the map indicates a high percentage of the population 18 years and over living with a spouse. The majority of Census tracts indicate 40 percent to 60 percent with the higher percentages at 60 percent or greater in the City and surrounding cities such as La Quinta, Indian Wells, and Rancho Mirage. In Figure 8A, Children in Married-Couple Households Throughout the Region, the map indicates the majority of tracts within the region are made up of children in married couple households. The majority of tracts range from 60 percent to 80 percent of households, with the highest percentages of households (greater than 80 percent) to the north and southwest of the City including the cities of La Quinta, and Rancho Mirage.

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Figure 5. Children in Single-Mother-Headed Households

Figure 5A. Children in Single-Mother-Headed Households Throughout the Region

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Figure 6. Adults Living Alone

Figure 6A. Adults Living Alone Throughout the Region

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Figure 7. Adults Living with a Spouse

Figure 7A. Adults Living with a Spouse Throughout the Region

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Figure 8. Children in Married-Couple Households

Figure 8A. Children in Married-Couple Households Throughout the Region

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Persons with disabilities can often experience discrimination in housing, or difficulties navigating certain dwelling units or areas that may offer few accommodations to meet the needs of those with disabilities.

Fair housing choice for persons with disabilities can be compromised based on the nature of a person’s disability. Persons with physical disabilities may face discrimination in the housing market because of the need for wheelchairs, home modifications needed to improve accessibility, or other forms of physical accommodations that may be needed. A major barrier to housing for people with mental disabilities is opposition based on the stigma of mental disabilities. Landlords may refuse to rent to tenants who have a history of mental illness. Further, neighbors may object when a house becomes a group home for persons with mental disabilities.

According to population disability data available through the ACS (2015–2019), the percent of the population in Indio with disabilities is relatively evenly spread throughout Indio with Census tracts ranging from 10 percent to 20 percent to less than 10 percent. These concentrations have shifted slightly in Indio since (2010-2014) ACS data, where the highest concentration of those with a disability have moved to the City’s core over time. The highest concentration of 20 percent to 30 percent of residents with disabilities is found in a Census tract in central Indio, as seen in Figure 9, Persons with Disabilities.

Figure 9A, Persons with Disabilities Throughout the Region, represents the percent of the population which has a disability in Census tracts throughout the region. The City has relatively similar rates as compared to the nearby areas such as the City of La Quinta, Coachella, and Palm Desert. However, Rancho Mirage, Cathedral City and other Census tracts to the northwest and south have a greater percentage of people with a disability; the tract to the south covers large portion as it includes Anza- Borrego Desert State Park. There is some correlation with higher poverty rates and higher disability rates in the southern portions of the region, although there is an inverse relationship between poverty status and disability in many tracts to the west. There is also some overlap in higher concentrations of white populations and higher concentrations of those with disabilities in some tracts in the region to the west of the City. Generally, there are no apparent correlations with other population demographics.

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Figure 9. Persons with Disabilities

Figure 9A. Persons with Disabilities Throughout the Region

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Housing tenure can be considered when analyzing housing issues because renters often have little control over needed modifications to their housing compared to owners. Additionally, renters are more vulnerable to changes in the local market that can influence the cost of housing. Within Indio there is a higher concentration of owner-occupied homes in the northern and western areas of the City. In comparison, there is a lower percentage of owner-occupied housing units in central core and southeast portions of the City. Figure 10, Percent Owner-Occupied Housing, illustrates the percentage of owner- occupied housing units within the City by Census tracts.

Figure 10A depicts the region’s housing characteristics for owner-occupied housing units. As seen on the map, surrounding cities have similar Census tracts with a range of percent of owner-occupied housing units. The majority of tracts indicate 75.1 percent to 100 percent owner-occupied housing units, followed by 53.2 percent to 75.1 percent range, and some tracts throughout the region indicate 28.4 percent to

53.2 percent. For example, Indian Wells to the west of the City has a mix of Census tracts indicating a majority of tracts within the 53.2 percent owner-occupied range or greater. This map indicates many households are owner-occupied.

Figure 10. Percent Owner-Occupied Housing

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Figure 10A. Percent Owner-Occupied Housing Throughout the Region

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Figure 11A depicts the region’s housing characteristics for percent renter-occupied households. Census tracts with lower owner-occupied units shown on Figure 10A inversely indicate higher percentages of renter-occupied units. Census tracts to the west of the City have higher percentages of renter-occupied households, particularly in the City of Palm Desert, Cathedral City, and Palm Springs with Census tracts of 80 percent to 90 percent renter-occupied.

Figure 11. Percent Renter-Occupied Housing

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Figure 11A. Percent Renter-Occupied Housing Throughout the Region Racially and Ethnically Concentrated Areas of Poverty
A Census tract is designated a Racially or ethnically concentrated area of poverty (R/ECAP) if two conditions are satisfied: first, the non-White population, whether Hispanic or non-Hispanic, must account for at least 50 percent of the Census tract population. Second, the poverty rate in that Census tract must exceed a certain threshold. That threshold is set at either 40 percent or three times the overall poverty rate, whichever is lower. R/ECAPs can indicate areas where there is historic discrimination, R/ECAPs also often offer fewer economic opportunities. Figure 12, R/ECAP and Segregation and Poverty, shows that there are two R/ECAPs in eastern Indio, and these are also near areas of high segregation and poverty identified by the California Tax Credit Allocation Committee. These R/ECAPs contain 9.6 percent of Indio’s population, which amounts to 8,575 people. The two R/ECAP Census tracts are both over 85 percent Hispanic. Of the two R/ECAP Census tracts, Tract 453.03 to the northeast had higher rates of poverty, with 42.3 percent of residents below the poverty level in 2019, and Tract 455.01 had lower rates of poverty, with 13 percent of residents below the poverty level. In these R/ECAP Census tracts, 53.8 percent of households are renters. According to 2019 ACS Census data, renters in the City make up 29.4 percent of households. Approximately 40 percent of low-income renters in the R/ECAPs are considered to be severely cost burdened by their housing, meaning they spend more than 50 percent of their income on housing (Public Health Alliance of Southern California 2021).

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Figure 12. R/ECAP and Segregation and Poverty

Figure 12A. R/ECAP and Segregation and Poverty Throughout the Region

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In contrast to R/ECAPs, areas of affluence are those areas with higher incomes and concentrations of White residents. These are areas where 80 percent or more of the population is White, and the median household income is $125,000 or more. As shown above in Figure 2, there are no Census tracts in Indio with median incomes higher than $125,000. Areas that are majority White and non-Hispanic residents are found in western and southern Indio. In the region there are areas of affluence in the City of La Quinta and Palm Desert as they have block groups where the percentage of the White population is 80 percent or greater and a median income of greater than $125,000 overlap (see Figure 1A and 2A). The AFFH Data Viewer tool does not currently provide a map for areas of affluence, therefore no figure is provided.

Patterns Over Time
Historically in the United States, housing discrimination (both explicit and covert) has occurred through land use policy and zoning, mortgage lending practices, landlord decisions about rental applications, and patterns of public and private investment and disinvestment. These trends have resulted in residential segregation based on race, ethnicity, income, disability, and other characteristics, and have limited housing choices and access to opportunities for many Americans, especially for communities of color.

Mortgage Loan Access
A key aspect of fair housing choice is equal access to credit for the purchase or improvement of a home.

Lending policies and requirements related to credit history, current credit rating, employment history, and the general character of applicants permit lenders to use a great deal of discretion. This discretionary process allows lenders (underwriters) to deny loans even though a prospective borrower would have been considered an acceptable risk, and the loan approved.

Discriminatory practices in home mortgage lending have evolved in the past five to six decades. In the 1940s and 1950s, racial discrimination in mortgage lending was easy to spot. From government- sponsored racial covenants to the redlining practices of private mortgage lenders and financial institutions, ethnic minorities were denied access to home mortgages in ways that severely limited their ability to purchase a home. During the recent rise of the subprime loan market,4 discriminatory lending practices became more subtle. By employing high-pressure sales practices and deceptive tactics, some mortgage brokers pushed minority borrowers into high-cost subprime mortgages that were not well- suited to their needs, and many led to displacement through foreclosure.

4.4.1.1 Conventional and Government-Backed Financing
According to the Federal Financial Institutions Examination Council data for 2016, approximately 48,209 households (for a total of $13,388,132) applied for conventional loans in the Metropolitan Statistical Area of Riverside–San Bernardino–Ontario. Among all applications received that year, 25,573 loans were originated and 3,469 where denied. White people participated at the highest level, submitting 27,278

4 TD Bank Corp. 2007. A Primer on the U.S. Sub-Prime Market. The subprime mortgage market ballooned in 2005 and 2006 to 20 percent–25 percent of all new mortgages, capturing more than twice the market share seen over the prior 10 years. April 30, 2007.

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 452 of 1245 Page | 28 Appendix D: Affirmatively Furthering Fair Housing Analysis conventional loan applications. Hispanic people, the second highest participants, provided 12,921 loan applications. Even though Hispanic people make up 50 percent of the population within the Metropolitan Statistical Area, they only accounted for 27 percent of all loan applications submitted. African Americans submitted 296 applications in 2016, which was the lowest participation rate among the four largest populations. There was no significant variance in rate of denial among racial/ethnic groups.

According to the Federal Financial Institutions Examination Council data, approximately 35,874 households (for a total of $9,823,136,000) applied for government-backed loans in the Metropolitan Statistical Area of Riverside-San Bernardino-Ontario. Among all applications received in 2016, the number of loans originated was 25,573, and the percentage of applications denied was approximately 10 percent. When broken down by race and ethnicity, participation in the market varied. White people had the highest participation levels, similar to conventional loans, submitting 27,278 government-backed loan applications, amounting to $7,251,363,000. African American/Black people were the lowest participants in government-backed loans, with 296 applications submitted in 2016, for a total amounting to $80,132,000. With all racial/ethnic group denial rates being within 4 percent of each other, as well as in the Metropolitan Statistical Area as a whole, there was no apparent significant variance in rate of denial.

4.4.1.2 Subprime Lending
According to the Federal Reserve, “prime” mortgages are offered to persons with excellent credit, and employment history and income adequate to support the loan amount. “Subprime” loans are loans to borrowers who have less-than-perfect credit history, poor employment history, or other factors such as limited income. Subprime lenders generally have interest rates that are higher than those in the prime market, and often lack the regulatory oversight required for prime lenders because they are not owned by regulated financial institutions. Although subprime lending cannot in and of itself be equated with predatory lending, studies have shown a high incidence of predatory lending in the subprime market.

Federal Financial Institutions Examination Council data does not provide information on which loans were subprime loans. As such, analysis on this topic is difficult. However, a high approval rate of any lending institution in the City could indicate a concern related to an overly aggressive lending practice.

Public Participation
The City has seen public participation increase over the last 8 years, resulting in a higher level of involvement from all segments of the community. During this timeframe, the City updated its General Plan and created a new Specific Plan for its downtown. Both of these efforts occurred over an approximately 5-year period and involved significant public outreach efforts.

In addition, the City received a grant in late 2018 to prepare a Transformative Climate Communities Plan that was adopted by the City Council in early 2021 and focuses on three Census tracts that were deemed moderately to highly disadvantaged per a CalEnviroScreen analysis. Through the Transformative Climate Communities Plan planning process, approximately 685 participants engaged in a virtual meeting that was held in English and approximately 383 participants engaged in a virtual meeting that was held in Spanish. These significant planning efforts generated interest and participation among City residents.

Further, 683 participants engaged in a public meeting via Facebook Live, with nine people providing comments.

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Over recent years, the City has made substantive efforts to increase access to housing and neighborhood improvements for low- and moderate-income residents through neighborhood investment, which includes development of housing and neighborhood revitalization programs, and completion of infrastructure enhancements.

4.4.3.1 New First-Time Homebuyers Program for Lower-Income Indio Homebuyers In August 2021, the Riverside County Department of Housing, Homelessness Prevention, and Workforce Solutions began accepting First Time Home Buyer (FTHB) Program applications from qualified City homebuyers. The FTHB Program provides down payment and homebuyer loan assistance of up to 20 percent of the purchase prices of a 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 the City, and the homebuyer must occupy the home as their primary residence. The FTHB Program is funded by a grant from the State’s Permanent Local Housing Allocation Program, of which the City of Indio and 19 other cities within Riverside County jointly applied for and participate in.5 The City Council approved this partnership with the County of Riverside on June 17, 2020. To participate, interested homebuyers need to contact and work directly with a Permanent Local Housing Allocation FTHB Program qualified lender, as approved by the County of Riverside.

4.4.3.2 Minor Home Repair Program Available to Low-/Moderate-Income Homeowners During fiscal year 2020/2021, the City implemented a home repair program that provided grants of up to $10,000 to eligible low- and moderate-income homeowners of owner-occupied homes to complete urgently needed home habitability and safety/accessibility repairs that would keep households, families, and individuals in their homes. The eligible repairs and improvements were those that posed a hazard in the home and that, if left unrepaired, would continue to pose a health/safety hazards and/or would prevent the occupants from remaining in their homes. Improvements could include water heater and air conditioners replacement, roof and flooring repair, installation of shower grab bars, and installation of access wheelchair ramps. During the 2020/2021 fiscal year, the City awarded five grants for a total distribution of $50,000. The program was funded with the City’s allocation of Federal Community Development Block Grant (CDBG) funds. Due to the success of the program and the continued community need, the City Council approved continuation of the program for fiscal year 2021/2022 by allocating $200,000 in CDBG funds.

4.4.3.3 Curb Ramp Upgrades in Low/Moderate-Income Neighborhoods During fiscal year 2021/2022, the City allocated $360,395 to conduct Americans with Disabilities Act curb ramp upgrades to bring existing curb ramps into compliance within low-/moderate-income neighborhoods that are part of the City’s Pavement Management Zones Program. Because of funding limitations, the needed curb ramp improvements had not been completed by the City as part of the regular work associated with the Pavement Management Zones Program. The Public Works Department will now be able to complete the needed enhancements that will benefit the residents, especially people with disabilities in lower-income neighborhoods.

5 FTHB Program information and lender contact info can be found at https://rivcoeda.org/First-Time-Home-Buyer- Program/First-Time-Home-Buyer-Program/How-to-Apply

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4.4.3.4 Street Light Improvement and LED Conversions Projects in Low-/Moderate-Income Neighborhoods
As a way to enhance public infrastructure in low-/moderate-income neighborhoods, the City approved the funding of two phases of streetlight pole and light head LED conversion projects within the CDBG- eligible area of the City using CDBG funds. As of August 2021, the City was completing the preliminary work needed to complete the bidding process and ultimately award a construction contract to compete the work during fiscal year 2021/2022. The project scope includes replacing dilapidated light poles that have reached the end of their useful life and upgrading all halogen light heads with LED light heads. This will serve to address the concerns expressed by residents in the area, which principally included concerns over safety due to the low ambient light emitted by the old halogen-style lamps. Other safety concerns included poles being unsafe. The first phase included improvements in the area known as the Kenner Street Area/Neighborhood (located north of Avenue 44, between Monroe Street and Jackson Street). The second phase included the remaining CDBG-eligible neighborhoods. The light replacement project complements the City’s current LED conversion strategy taking place as part of the City’s Pavement Management Zone Road Work that is taking place throughout the City and funded with City non-CDBG funds.

4.4.3.5 Neighborhood Cleanup Assistance Program as a Resident Resource in Low-/Moderate- Income Neighborhoods
Over the last few years, the City has funded a Neighborhood Cleanup Program that primarily served as a resource to local neighborhood/resident groups that want to organize and conduct specialized focused neighborhood cleanups but lack the resources and experience to do so. Staff from the Housing and Neighborhood Services Division within the Community Development Department were available to guide and support the cleanup efforts; however, a key to this program includes empowering neighborhood groups and residents to take on active participatory roles in coordinating and leading such events. Tools and supplies (such as trash bags and gloves) were provided through this program. The program also covered the dumpster delivery/removal costs. Staff coordinate the delivery and removal of dumpsters with the locally contracted trash hauler. Due to the COVID-19 pandemic, the program was underutilized in 2020. The City will monitor the appropriateness of continuing this community program.

4.4.3.6 Neighborhood Stabilization Program Homebuyer Program Through three rounds of funding received through the U.S. Department of Housing and Urban Development’s Neighborhood Stabilization Program, the City received over $12,000,000 to implement a first-time homebuyer program to address the foreclosure and housing crisis that was being faced a decade ago. The Neighborhood Stabilization Program has lasted through the years, but is reaching the close-out phase. To date, the City has purchased, rehabilitated, and resold more than 97 homes through this homebuyer program, which involved purchasing vacant foreclosed homes, rehabilitating them to move-in condition, and reselling them to qualifying lower- and moderate-income homebuyers. The City also implemented a home construction component in partnership with Habitat for Humanity of Coachella Valley to build five new single-family homes for very low-income families. The final two homes were recently completed and resold to qualified homebuyers in 2021. The City contributed a combined $550,000 in Neighborhood Stabilization Program and former Redevelopment Agency Housing funds to the Habitat for Humanity effort.

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The Housing Element Needs Assessment, provided in Appendix B, Community Profile, provides additional data and analysis of the demographic patterns within the City. The effects of the previously discussed historical patterns over time can be seen in the current demographic makeup of the City.

Disparities in Access to Opportunity
Lower-income households and racially segregated communities are disproportionately impacted by a combination of locational factors, such as proximity to landfills, freeways, industrial areas, and other toxins and pollutants. Recent studies have shown that development of affordable housing has been disproportionately distributed and concentrated in minority neighborhoods with poor environmental conditions and high poverty rates. This, thereby, concentrates poverty and creates racial segregation in low-opportunity and low-resource areas, and unduly affects low-income residents.

The City of Indio General Plan 2040 Health and Equity Element identifies a set of policies on how the City can plan and prioritize growth for future residents in a manner that prioritizes the well-being of residents through a physical, social, and economic lens. The City supports equitable development practices that are responsive to disadvantaged communities and that protect all members of a community from environmental harm and risk. The City’s goal of community-centered planning aims to elevate the values and priorities of historically underserved populations, including lower-income residents and people of color, in guiding community development.

Development of affordable housing in high-opportunity/high-resource areas provides lower income residents access to resources such as quality schools, employment, transportation, and environmentally healthy neighborhoods, and provides low poverty exposure. Research indicates that among various economic and social factors, being in proximity to certain amenities can result in positive critical life outcomes.6 There has been an increased focus in deconcentrating poverty and promoting affordable housing in high-opportunity areas. This trend is evident in the State’s allocation of Low-Income Housing Credit (LIHTC) dollars, the primary subsidy that is available for developing and preserving affordable housing. To allocate these credits, the California Housing Finance Agency develops a competitive scoring system. In recent years, the scoring system has been adjusted to promote investment in affordable housing in areas with access to opportunity in the context of other affordable needs. Several agencies, including the U.S Department of Housing and Urban Development and the HCD in coordination with the California Tax Credit Allocation Committee (TCAC), have developed methodologies to assess and measure geographic access to opportunity (including education, transportation, and employment) in areas throughout California. The Opportunity Map created by TCAC and HCD (using data from 2020) is used to identify areas in the region whose characteristics are shown by research to support positive economic, educational, and health outcomes for low-income families, and particularly long-term outcomes for children. As such, this section reviews access to opportunity in relation to education, economic development, environment, transportation, and access to opportunities for persons with disabilities.

6 Freddie Mac and the National Housing Trust. 2020. Spotlight on Underserved Markets: Opportunity Incentives in LIHTC Qualified Allocation Plans.
https://www.sahfnet.org/sites/default/files/uploads/resources/opportunity_incentives_in_lihtc_qualified_allocatio n_plans.pdf.

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 456 of 1245 Page | 32 Appendix D: Affirmatively Furthering Fair Housing Analysis High-resource areas are those areas, according to research, that offer lower-income households increased opportunities for economic advancement, higher educational attainment, and improved physical and mental health. The primary function of the TCAC is to oversee the Low-Income Housing Credit Program, which provides funding to developers of affordable rental housing. The Opportunity Map plays a critical role in shaping the future distribution of affordable housing in areas with the highest opportunity. The 2020 TCAC/HCD Opportunity Map identifies two high-resource areas within the City based on a composite score that is created from scoring access to opportunity in relation to education, economic development, and the environment. One area is in the southern portion of the City bounded by Avenue 48 to the north, Jackson Street to the east, Avenue 50 the south, and Hjorth Street to the west, and the other is in the northwest portion of the City (Figure 13, Opportunity Map).

Figure 13A shows there are many high opportunity areas directly adjacent to the City There are many Census tracts west of the City that fall within the highest resource rated areas particularly in the City of La Quinta, Indian Wells, Bermuda Dunes, and Palm Desert. Areas of Moderate- and Low-Resource include Coachella and Mecca to the southeast, scattered tracts in Cathedral City and Palm Springs tracts.

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Figure 13. Opportunity Map

Figure 13A. Regional Opportunity Map

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The TCAC Opportunity Area Access to Education analysis considers math and reading proficiency standards, high school graduation rates, and student poverty rates. Figure 14, Opportunity for Education, shows the access to opportunity for education, which displays high levels of opportunity in northern Indio, and less positive outcomes (<0.25) in the southern and southeastern portions of Indio, as seen in yellow on the map. Nearly all of Indio, except for the southern tip of the City, is located within the Desert Sands Unified School District’s service area boundary. Southern Indio is located within the Coachella Valley Unified School District’s service area boundary. The region experiences a similar distribution of educational opportunity as the composite score opportunity areas (See Figure14A). The surrounding cities of Indian Wells, Bermuda Dunes, and Palm Desert have Census tracts indicating an education score of greater than 0.75 or more positive outcomes. La Quinta, Palm Springs, Rancho Mirage, and Cathedral City have Census tracts indicating moderate scores of 0.50 to 0.75 and 0.25 to 0.50. At a regional scale, other cities indicating less positive outcomes include the City of Coachella, Mecca, and the southeastern areas of La Quinta.

The Riverside County Office of Education (RCOE) serves Coachella Valley Unified School District (USD), Desert Sands USD, Hemet USD, Palm Springs USD, Palo Verde USD, Perris Elementary School District, Perris Union High School District, and San Bernardino County. Funded by the No Child Left Behind Act of 2001, RCOE administers the Migrant Education Program Region VII which is designed to provide supplementary educational and support services to identified migrant students in the districts it serves.

Academic support to migrant students includes English Language Arts, English Language Development, Mathematics, and School Readiness. Additionally, the program provides leadership, professional development opportunities for teachers, instructional program support, fiscal program support, technical assistance, and identification and recruitment of students to the participating districts.

Early education programs are also offered for districts in the region. The State Preschool and Pre- Kindergarten Family Literacy Program is funded by the State and offers full-day or part-day developmentally appropriate preschool instruction for eligible three- and four-year-old children. RCOE operates this program and provides funding and monitoring to sites located at centers operated by several districts in the region, including Oasis State Preschool, Coachella Valley USD, and Desert Sands USD.7

7https://www.rcoe.us/departments/early-learning-services/early-care-and-education/state-preschool-and-pre- kindergarten-family-literacy-programs

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Figure 14. Opportunity for Education

Figure 14A. Opportunity for Education Throughout the Region

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Figure 15, Opportunity for Economic Development, shows access to opportunity for economic development. Less positive economic outcomes are in the core of Indio. As can be seen in Figure 16, Jobs Proximity Index, jobs are farthest in the majority Hispanic core of Indio, and closest in the majority White northern portion, although no portions of the City show jobs to be exceedingly close. According to U.S.

Census Bureau “On the Map” data, the City is more residential than a job center, with nearly 15,000 people working inside the City limits, but approximately 25,000 employed individuals living in Indio (U.S.

Census Bureau, 2018). Regarding employed residents of the City, 67.3 percent are Hispanic, and the employment sectors that make up more than 10 percent of those employed are accommodation and food services, health care and social assistance, and retail trade. For employed people working in the City, only 63.1 percent are Hispanic, and the employment sectors that make up more than 10 percent of those employed are accommodation and food services, waste management and remediation, retail trade, construction, and health care and social assistance (US Census Bureau, 2018). This shows a slightly lower rate of employed Hispanic people within the City, meaning Hispanic residents are more likely to have to travel out of the City to go to work than other residents. By being farther from quality jobs, The City’s Hispanic population is disadvantaged because they need to spend more time and money on commuting, which can take away from their ability to spend time and income on other things, like family and leisure. The regions’ access to economic opportunity mirrors its opportunity to education (See Figure 15A). Just outside the boundaries of the City limits, opportunity increases and remains high westward across the region. The local area around the City is rated moderately for proximity to jobs. To the north- west and the south, there are clusters of Census tracts with high jobs proximity, specifically, in the Palm Springs, Palm Desert, and Cathedral City. Directly to the east, there is very low proximity to jobs; however, this Census tract covers a large area which is primarily Joshua Tree National Park. There appears to be greater access to jobs in the more urban and industrial areas throughout the region (See Figure 16A).

The City’s 2040 General Plan includes an Economic Development Element, which provides a set of goals, policies, and actions that are geared toward promoting sustainable, fair, and equitable economic growth in the City; diversifying the local economy; and improving overall quality of life. The economic strategies are intended to increase prosperity for the City’s residents and businesses, and stimulate economic investment in the community. The City’s Economic Development Element includes goals and policies that support a dynamic economic foundation for the City that is capable of adapting to the everchanging needs of the modern economy and conditions in the Coachella Valley. The Economic Development Element aims to help improve access to economic opportunity through the following goals:

1. Bolster Indio’s tourism and hospitality sector

2. Strengthen Indio’s existing retail base and recruit new retail development

3. Create livable communities and facilitate neighborhood revitalization

4. Promote Indio’s image, identity, and opportunities

5. Be development ready

6. Seek alternative sources of sustainable revenue

7. Create new job opportunities

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Figure 15. Opportunity for Economic Development

Figure 15A. Opportunity for Economic Development Throughout the Region

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Figure 16. Jobs Proximity Index

Figure 16A. Regional Jobs Proximity Index

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Access to transportation opportunities is important, especially for people with lower levels of income who may not be able to afford a car. In more rural, suburban, or isolated areas, access to a car may be higher due to necessity and lack of transit opportunities. The City of Indio General Plan 2040 Mobility Element aims to create a transportation network that balances model priorities to address the safe and efficient operation, maintenance, and management of the circulation network. The General Plan envisions a “complete streets” circulation network that provides safe accommodation for all, responding to the context of the needs in a given area.

The rates of automobile ownership in the City can be seen in Figure 17, Automobile Ownership Rates.

They are higher outside of the core of the City, but very low within Indio’s core. Figure 18, Access to Transit, shows that the City’s core is serviced by bus stops, while other areas with higher average household incomes and more suburban settings are not within walking or biking distance of bus routes.

Lower-income households are subject to additional transportation costs in particular those living within the City’s core. Lower-income residents residing outside of the City core may face more challenges accessing transit. This, in combination with the high rates of severe renter cost burden that was found in the northeastern R/ECAP Census tract, make for disproportionate cost burdens on residents who are already likely to be low income. At a regional level, the majority of Census tracts in the surrounding cities indicate high automobile ownership rates with 89.1 percent or greater. Some tracts in the Palm Desert, Cathedral City, and Palm Springs indicate slightly lower ownership rates of approximately 81.3 percent to

89.9 percent. Although there are high automobile ownership rates regionally, reliable alternative transportation is important for low-income households or persons with special needs. This is due to the unwalkable nature of the region which is made up of developed City cores and suburban outer city areas with areas of undeveloped land. Another factor is the weather during summer months when the temperature in the City can rise up to 107 degrees Fahrenheit or more. Figure 18A, Regional Access to Transit, shows the Sun Line Transit Authority system map which services the region and connects the City to surround cities such as Palm Desert, Palm Springs, Mecca and North Shore.

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Figure 17A. Regional Automobile Ownership Rates

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Figure 18A. Regional Access to Transit

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Access to a clean and healthy environment is an important part of quality of life for residents. Levels of air pollution, water quality, access to open spaces, vegetation, and more contribute to environmental factors that go into different indexes that attempt to show levels of environmental quality. Figure 19, Opportunity for Environment, shows the access to opportunity for the environment in the City. This figure shows that much of the City shows high environmental resources, with the downtown area having the lowest scores. The same type of low environmental scores in the downtown core can be seen on CalEnviroScreen, displayed in Figure 20, CalEnviroScreen 3.0. Some specific factors that are especially poor in this downtown core include ozone levels, groundwater threats, and solid waste pollution. Figure 21, Healthy Places Index, shows the Healthy Places Index scores for the City. This index uses data that impacts personal health and compiles it to show where the healthiest and least healthy places are to live.

In the City, the least healthy environment is found in the southeastern, downtown core. Low birth weight is one health factor that is especially high in the downtown core.

On February 7, 2018, the Indio City Council adopted a Healthy Eating Active Living (HEAL) Cities Campaign. The HEAL Cities campaign focuses on improving health across three policy areas: employee wellness, access to healthy food, and land use. The City is committed to reducing and preventing obesity and promoting healthier lifestyles for all residents. A community’s overall health depends on many factors. Eating well, staying active, and seeing a doctor all influence health. Health, however, is also influenced by access to social and economic opportunities, the quality of education, neighborhood conditions, workplace safety, and the cleanliness of water and air, among others. These conditions influence why some people are healthier than others, and why where people live and work matter to community health. Because healthy communities are influenced by a wide variety of factors, strategies to improve health are woven throughout the City’s General Plan. Examples include the following:
• Promoting development of non-polluting industries that are not major sources of air and water pollution (Land Use and Community Design Element, Goal 10). • Encouraging the use of bicycles and walking as the preferred transportation mode for trips to and from schools by implementing a Safe Routes to School Program (Mobility Element, Goal 2).
• Collaborating with the College of the Desert and other appropriate entities to identify and strengthen educational and training courses in new and emerging technologies (Economic Development Element, Goal 3).
• Focusing City efforts to create a variety of new parks types, including mini, neighborhood, and community gardens , within Indio’s existing neighborhoods, particularly in the most disadvantaged neighborhoods (Parks, Recreation, and Open Space Element, Goal 2).

The presence and quality of parks and open spaces are factors that are considered when determining if an environment is healthy or not. Figure 22, Parks, displays parks in the City. Parks are least prevalent in the eastern core and the northwestern portion of the City, and northwestern portion of the City is in close proximity to open spaces outside of the City, and has larger lot sizes that allow for a level of open space and vegetation within the neighborhood. The downtown core with lower environmental quality includes the same majority Hispanic, R/ECAP communities. Improving the environmental health of neighborhoods requires multiple levels of efforts, including land use planning, transportation considerations, urban forest management, healthy food options, park investments, and more.

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When compared to the region, the City enjoys a relatively high environmental opportunity score and falls on the southernmost edge of a large cluster of high opportunity that expands north (See Figure 19A).

Directly to the south of the City, a large cluster of low opportunity expands south along SR 86 which includes the Coachella and Mecca. Figure 20A, Regional CalEnviroScreen 3.0, indicates cities to the west such as Palm Springs, Palm Desert, and La Quinta have low scores ranging from 1 percent to 15 percent.

Cities in the southeast area of the map such as Coachella and Mecca have higher scores, approximately 70 percent or greater. These cities also correspond to block groups with lower median incomes and higher poverty rates. At a regional level, lower-income populations are exposed to more environmental factors. Similarly, the Healthy Places Index sores the area surrounding the City as moderate while areas to the west including Cathedral City, Palm Desert, and La Quinta have a majority of Census tracts with high ratings. Cities to the south and southeast received low ratings including the City of Coachella and Mecca (See Figure 21A).

Figure 19. Opportunity for Environment

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Figure 19A. Opportunity for Environment Throughout the Region

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Figure 20A. Regional CalEnviroScreen 3.0

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Figure 21. Healthy Places Index

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Figure 21A. Healthy Places Index of the Region

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Figure 22. Parks

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As shown in Figure 9, the proportion of people with a disability in the City ranges anywhere from 30 percent to less than 10 percent in the Census tracts across the City. The only Census tract in the City with a population of more than 20 percent with a disability is centrally located within the City’s boundaries, overlapping with areas identified as having high concentrations of segregation and poverty. This specific Census tract has an education score of 0.25 to 0.5; an economic score of less than 0.25; and a jobs proximity score of 20–40, where less than 20 is the farthest proximity. Further, this area has the lowest rates of car ownership but has high access to public transit.

All other Census tracts within the City have a range from less than 10 percent up to 20 percent of the population with a disability. Additionally, adults age 65 and older represent the largest subgroup of those with a disability, where nearly 24 percent of older adults have a disability, most commonly an ambulatory disability.

Further trends related to persons with disabilities, including local and State analysis of prevalence of disabilities by type and age group, are included in the Housing Element’s Appendix B, Community Profile. Appendix C, Constraints and Zoning Analysis, also discusses some common zoning barriers for persons with disabilities, which include the following:
• Reasonable Accommodation Procedure:
o Common issues with reasonable accommodation procedures include excessive findings of approval, burden on applicants to prove the need for exception, application costs, and discretionary approvals. Program 28 of the Housing Element addresses the development and adoption of a reasonable accommodation procedure and accompanying informational resources.
• Family Definition:8
o Family definitions in zoning or other land-use-related documents can directly impact housing choices for persons with disabilities, particularly regarding group home situations, which are commonly used by persons with disabilities. Regulating the number of people or requiring occupants to be related can be common elements in family definitions that create barriers.
o The City’s Zoning Code defines “family” as “an individual or group of two or more persons occupying a dwelling and living together as a single housekeeping unit. Family also includes any group of individuals living together as the functional equivalent of a family where the residents share living expenses and chores meals together and are a close group with social, economical and psychological commitments to each other.

Family does not include larger institutional group living situations such as dormitories, fraternities, sororities, monasteries, convents, nor does it include such commercial group living arrangements such as boardinghouses, lodging houses, and the like.” Family dwelling units include, but are not limited to, single-family homes, duplexes, townhomes, apartments, and condominiums, and does not reference “family” as defined in the Zoning Code. The definition of family, therefore, does not constrain or limit development

8 Definitions provided from Appendix C, Constraints and Zoning Analysis, are from the City’s current Zoning Code as of August 2021. The City is in the process of updating its Zoning Code, and these definitions will be updated to reflect the most recent legislative requirements and definitions.

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• Excluding Community Care Facilities:
o Excluding community care facilities in single-family zones acts as a barrier to housing choice for persons with disabilities.
o Community care facilities are defined by Section 1502 of the Health and Safety Code as “any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult daycare, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children, and includes residential facilities, adult day programs, therapeutic day services facilities, foster family agencies, foster family homes, small family homes, social rehabilitation facilities, and community treatment facilities.” The Indio Municipal Code allows community care facilities as a conditional use in Residential Low, Residential Medium, Residential High, Community Commercial, Regional Community, and Open Space Districts. These use categories capture a broad range of housing types for those with special needs, including older adults, those with developmental disabilities, and those with special needs. This allows the City to accommodate many special housing types to meet the needs of residents. Through Program 37, Zoning Code Updates for the Removal of Constraints, the City will comprehensively update its Zoning Code to remove and reduce constraints for residential uses, this includes increasing permitted residential densities and identification of a zone where large community care facilities serving seven or more people is permitted without discretion.
• Spacing Requirements:
o Excessive distancing requirements between group homes or community or residential care facilities can directly impact the supply and accessibility of housing choices for persons with disabilities. The City does not mandate distance requirements for community or residential care facilities.
• Unit Types and Sizes:
o The lack of multi-family housing units or zoned capacity for the development of multi- family housing units, and a lack of variety of unit sizes (ranging from “efficiency units” to units containing four or more bedrooms) can constrain the ability of persons with disabilities to live in a more integrated community setting. Goal 1 of the Housing Element envisions an adequate supply and diverse range of housing types that align with the needs of all households. Many programs of the Housing Element will increase opportunities for the development of a more diverse range of housing types and increased densities in areas with community resources, such as recreation, transit, retail, and employment. Further, the Housing Element aims to increase housing accessibility for those with disabilities through guides and incentives. Program 23 of the Housing Element will reduce the minimum required unit size, creating more options for more diversity in the housing stock, and Program 31 encourages rezones that would allow for increased densities.
• Lack of By-Right Zoning for Supportive Housing:
o By-right zoning for supportive housing can result in more objective processes that are less likely to discriminate or have the effect of discriminating against persons with

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Disproportionate Housing Needs and Displacement Risk
Homeownership is the largest asset of most households in the United States, and, for many low-income households, provides an opportunity for future generations to attain homeownership by increasing the family’s wealth. One of the most prevalent consequences of residential segregation is the intergenerational inaccessibility of homeownership. According to the Census, 22,931 occupied units (70.6 percent) in the City were owner-occupied in 2019, and 9,839 units (29.4 percent) were renter-occupied.

The percent of owner-occupied units in the City increased by 5.7 percent from 2010 to 2020, while the percent of owner-occupied units in Riverside County decreased by 3.7 percent. Opportunities for homeownership are rarely provided to lower-income households, as affordable housing typically takes shape through apartment rental options. Homeownership is most accessible to higher-earning households. This is due to many factors, including the high cost of housing, expensive down payments, and the accessibility of home loans that can be largely dependent on one’s credit score. Despite the high ownership rates within the City, approximately 45 percent (7,455 households) of Indio’s owner-occupied households and 78 percent (6,905) of renter-occupied households had an income less than the area medium income. For renter households, 25 percent fall in the extremely low-income category. As rents continue to rise, outpacing median income, more rental households will continue to be burdened by housing costs, leaving homeownership further out of reach for many.

Table 2, Households with Any of Four Housing Problems, shows data for households in the City experiencing any one of the four housing problems (lack of complete kitchen facilities, lack of complete plumbing facilities, more than one person per room, and monthly housing costs exceeding 30 percent of monthly income) by race or ethnicity. Figure 23, Any Four Housing Severe Problems, displays this data on a map of the City. At a regional level, about 20 percent to 40 percent of households also experience any of the 4 severe housing problems. The data shown on Figure 23A, Any Four Severe Hosing Problems throughout the Region, shows the percent of households experiencing any four housing problems at the City level. As shown on the map, the cities of Thermal and Mecca have a higher percentage of households experiencing any of the four severe housing problems at approximately 40 percent to 60 percent.

9 HCD. 2021. Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements. April 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf

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Table 2. Households with Any Four Severe Housing Problems Race or Ethnicity Number of Households
with Problems Number of Households Percent of Households with Problems
White, Non-Hispanic 3,720 10,295 36.13%
Black, Non-Hispanic 255 474 53.80%
Hispanic 8,600 15,625 55.04%
Asian or Pacific Islander, Non-
Hispanic
338 658 51.37%
Native American, Non-Hispanic 85 110 77.27%
Other, Non-Hispanic 44 132 33.33%
Total 13,035 27,290 47.76%
Note: “Problems” include lack of complete kitchen facilities, lack of complete plumbing facilities, more than one person per room, and monthly housing costs exceeding 30 percent of monthly income.

Figure 23. Any Four Severe Housing Problems

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Figure 23A. Any Four Severe Housing Problems throughout the Region Generally, minority households are also more likely to experience higher rent burdens, poor housing conditions, and an increased risk of displacement and/or homelessness. White, non-Hispanic households across the region and in each jurisdiction are the least likely to experience housing problems, and Black and Hispanic households experience housing problems at the highest rates (e.g., cost burden, overcrowding). As shown above in Table 2, the Native American, non-Hispanic population experiences the highest percentage of housing problems, followed by the Hispanic population and the African American/Black, non-Hispanic population.

Housing Affordability
According to the Federal government, rental housing is considered “affordable” if the people living there pay no more than 30 percent of their income on rent. In 2014, 56 percent of all renters in the City had a housing cost burden. Of those renters, 27 percent had an extreme cost burden, paying 50 percent or more of their income on housing. This renter cost burden can be seen in Figure 24, Renter Cost Burden, with high levels in multiple Census tracts across the City, including the downtown core. The City refers individuals to the Riverside County Housing Authority, who then assists those residents with a housing cost burden by providing public assistance or Housing Choice Vouchers. In 2014, 41 percent of all homeowners in the City had a housing cost burden. Of those homeowners, 19 percent had an extreme cost burden, paying 50 percent or more of their income on housing. Figure 25, Homeowner Cost Burden, displays the homeowner cost burden, which is spread fairly evenly across the City.

Renter and homeowner cost burden remains relatively consistent throughout the region (See Figures 24A, 25A). Renter cost burden is more prevalent in the region with a majority of tracts indicating 40 percent to 60 percent of households who experience a cost burden. The southeast area of the map which includes Coachella and Thermal, have tracts with an even higher percentage of households, approximately 60 percent of households or greater, who experience renter cost burden. The majority of tracts in the region indicate 40 percent to 60 percent of homeowners experience cost burden. These

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Mitigating measures were taken by the City and other local agencies to help renters and owners alike to navigate the uncertainty of the housing market during the pandemic. Read more on cost burden in Appendix B, Community Profile.

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Figure 24. Renter Cost Burden

Figure 24A. Renter Cost Burden Throughout the Region

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Figure 25. Homeowner Cost Burden

Figure 25A. Homeowner Cost Burden Throughout the Region

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The condition of a city’s housing stock is not in itself an impediment to fair housing. However, for many low-income families, substandard housing is the only housing available at an affordable price. As further discussed in Appendix B, Community Profile, the age of a housing unit is often an indicator of housing conditions. In general, housing that is 30 years or older may exhibit need for repairs based on the useful life of materials. For example, housing that is over 30 years old is typically in need of some major rehabilitation, such as a new roof, foundation, or plumbing. Many Federal and State programs also use the age of housing as one factor in determining housing rehabilitation needs. Housing older than 50 years is considered aged and is more likely to exhibit a need for major repairs. According to Census ACS data, 15,813 of the City’s housing units, or approximately 41 percent, were constructed prior to 1990, making them at least 30 years old. Of those housing units, 5,310 were constructed prior to 1970 (at least 50 years old), which accounts for approximately 13 percent of the housing stock.

According to the 2016 ACS, 74 occupied units in the City lacked complete plumbing facilities. Twenty of the units were owner-occupied and 54 of the units were renter occupied. In addition, 132 occupied units in the City lacked complete kitchen facilities. Of those lacking complete kitchen facilities, 91 were owner occupied units. There may be some overlap in the number of substandard housing units, as some units may lack both complete plumbing and kitchen facilities.

Approximately 5.5 percent of the City’s total households are overcrowded. Instances of overcrowding vary by tenure. Approximately 7 percent of owner households and 9 percent of renter households are overcrowded. Rates of overcrowding can be seen in Figure 26, Overcrowding, with the highest rates being seen in the downtown core. As further discussed in Appendix B, Community Profile, as a proportion of total occupied housing units, renter-occupied households are disproportionately impacted by overcrowding and severe overcrowding.

The City experiences some high rates of overcrowding and is at the northernmost edge of a large cluster of Census tracts scoring high which expands south along SR 86, which includes the City of Coachella, Thermal and Mecca (See Figure 26A). At a regional level, many tracts in the region experience the Statewide average of overcrowded households of less than or equal to 8.2 percent. Some tracts to the northwest experience 8.3 percent to 12 percent, and up to 20 percent of overcrowded households which are within Palm Springs, Cathedral City, and Palm Desert.

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Figure 26. Overcrowding

Figure 26A. Overcrowding Throughout the Region

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Displacement occurs for various reasons, including investment, disinvestment, or even disasters.

Gentrification, or the influx of capital and higher-income residents into working-class neighborhoods, is often associated with displacement, which occurs when an increase in demand increases rents for residential and commercial properties, and lower-income households and businesses are priced out of the community or excluded from entering the community.

There are different stages of displacement, including at risk of displacement, early gentrification, and advanced gentrification. It is important to understand these stages in the context of an area because certain policies to counteract displacement may be more or less effective depending on the stage of displacement. Figure 27, Communities Sensitive to Displacement, shows the southern and eastern cores of the City to be vulnerable to displacement. These areas overlap with the previously shown R/ECAP areas, indicating that those same communities that have high levels and concentrations of poverty are also more vulnerable to increases in rent.

The region is host to clusters of vulnerable communities largely concentrated along major corridors such as SR 86 as well as in more urban areas to the north and far west of the City (See Figure 27A). These areas include the City of Palm Springs, Cathedral City, Palm Desert, Coachella, Thermal and Mecca.

Figure 27. Communities Sensitive to Displacement

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Figure 27A. Communities Sensitive to Displacement Throughout the Region In some cases, displacement may lead to an increase in persons experiencing homelessness and increased demand for transitional and supportive housing services. Individuals who experience housing insecurity may require a wide variety of specialty support depending on the ultimate cause and extent of their displacement. As further discussed in Appendix B, Community Profile, Various circumstances that may lead to people experiencing homelessness include the following:
• Chronically homeless, single adults, including non -institutionalized, mentally disab led individuals, alcohol and drug abusers, older adults with insufficient incomes, and others who voluntarily, or are forced, due to financial circumstances, to live on the streets. • Minors who have run away from home.
• Low-income families that are temporar ily homeless due to financial circumstances or are in the process of searching for a home (single -parent families, mostly female -headed, are especially prevalent in this group).
• Individuals and families who are fleeing, or are attempting to flee, domestic violence, dating violence, sexual assault, stalking, or other dangerous or life-threatening conditions.

According to the 2020 Point-in-Time Count and Survey Data performed by the County of Riverside’s Department of Public Social Services, there were an estimated 2,884 people—729 sheltered and 2,155 unsheltered—experiencing homelessness in Riverside County. As of the 2020 survey, there were an estimated 83 unsheltered people experiencing homelessness in the City, with 31 percent of those individuals reporting as chronically homeless.

In regard to natural disasters, some areas that may be more vulnerable to disaster-driven displacement are in northern Indio, as these are areas more vulnerable to seismic activity and flooding (see Figure 28, Regional Hazard Map). These neighborhoods are more affluent, which makes disaster-driven displacement in these areas less likely to persist. Northwest of the City and north of Palm Springs, there are River or Stream Flood Hazard Areas and Areas with a 1 percent Annual Chance of Shallow Flooding.

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Figure 28. Regional Hazard Map
Other Relevant Components
Demographic Trends
In addition to the demographic trends discussed in this AFFH assessment, further demographic trends regarding race, rates of homelessness, age, and population growth can be found in the Needs Assessment in Appendix B, Community Profile. Trends regarding construction, rent prices, and sale prices can be found in Appendix C, Constraints and Zoning Analysis.

Public Assistance
Public housing and Housing Choice Vouchers are two ways that municipalities or housing authorities assist lower-income renters with financial assistance to attain affordable rents. As can be seen in Figure 29, Housing Choice Vouchers, the areas identified in the darker colors are the areas with Housing Choice Voucher data. The darkest red in the center of Indio has between 15 percent and 30 percent of renter- occupied housing units receiving Housing Choice Vouchers.

The City has a higher rate of renters utilizing the housing choice voucher program than most surrounding Census tracts (See Figure 29A). Most of the tracts experiencing a low to high percentage of renters using vouchers are along major corridors and in more urban areas. Cities with tracts indicating a higher

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Figure 29. Rate of Housing Choice Voucher Use

Figure 29A. Rate of Housing Choice Voucher Use Throughout the Region

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State law, Government Code Section 65583(c)(9), requires that the Sites Inventory be analyzed with respect to AFFH to ensure that affordable housing is dispersed equitably throughout the City rather than concentrated in areas of high segregation and poverty or low-resource areas that have historically been underserved. The City seeks to AFFH through designation of sites for affordable housing in areas of opportunity, replace segregated living patterns, and transform R/ECAPs. Through the various goals, policies, and programs present within the Housing Element, adequate sites should accommodate the Regional Housing Needs Assessment (RHNA) in a manner that affirmatively furthers fair housing.

Segregation and Integration
Racial Demographics
Although past discriminatory policies and redlining practices have segregated the racial composition at a regional level, at a local level, there are no clear patterns of racial segregation within the City. The City’s predominant population identifies as non-White and Hispanic ethnicity. As such, the Housing Element Sites Inventory places all very low-, low-, moderate-, and above moderate-income units in areas with higher levels of diversity.

Household Income
The sites identified for the 6th Cycle Housing Element Sites Analysis and Inventory (see Appendix E, Sites Analysis and Inventory) are located throughout the City in the north, south, midtown, and downtown areas. All lower-, moderate-, and above moderate-income groups fall within the various median household income categories present in the City. The RHNA for above moderate-income units was met through existing pipeline development in the City that is expected to receive their Certificate of Occupancy within the planning period. The sites selected to meet the lower- and moderate-income RHNA units fall in tracts within the less than $60,000 median income bracket. Lower-income sites fall within census tracts with less than $60,000 and less than $40,000 median income brackets due to land availability that meets the criteria for sites adequate to accommodate the lower-income RHNA, which includes density and acreage requirements. In accordance with Housing Element law (Government Code Section 65583.2[c][3]), the City’s default density for lower-income sites must permit a minimum of 30 dwelling units per acre. The City has three land use designations that permit densities of 30 dwelling units per acre or greater which includes the Downtown, Midtown, and Mixed Use Neighborhood designations. Therefore, the location of lower-income sites is limited to the aforementioned land use designations. Moderate-income sites are selected in other land use designations that permit residential uses since moderate income sites do not have any density requirements and are in the Suburban Neighborhood, Neighborhood Center, and Connected Neighborhood land use designations. Because of the density criteria for lower-income sites, at a site-specific level, sites are isolated by income group and accommodate either lower-income or moderate-income units. However, the location of the sites within census tracts of varying median income levels coupled with the proximity of low-income sites near moderate-income sites, the sites analysis creates an environment conducive to mixed-income neighborhoods.

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Generally, there is an even distribution of the percentage of the population with a disability throughout the City. The sites identified, of all income categories, are located in areas where 30 to 40 percent, 20 to 30 percent, 10 to 20 percent, and less than 10 percent of the population has a disability.

Familial Status
There are higher percentages of the population 18 years and older in households living with a spouse and a higher percent of children in married-couple households throughout the City. The sites identified, of all income categories, are located in areas of varying population of married, single-headed, and children in married-couple households. Therefore, the sites analysis furthers fair housing by providing opportunities for all types of familial structures throughout these areas shown in Figures 5 through 8.

R/ECAPs
There are two R/ECAPs in eastern Indio, which are also near areas of high segregation and poverty as identified by the California Tax Credit Allocation Committee. There are lower-income sites that are located in these areas; however, the majority of lower-income sites, approximately 70 percent, are located in moderate- and high-resource areas, with a small portion falling within low-resource areas.

Appendix E, Sites Analysis and Inventory, also identified moderate-income sites within areas of high segregation and poverty. The Sites Analysis and Inventory furthers fair housing by creating opportunities for reversing concentrations of poverty by identifying moderate-income sites in R/ECAPs and increasing opportunities for lower-income sites in higher-resource areas. Therefore, the location of the sites identified improves conditions by promoting mixed-income neighborhoods in these R/CAPs and high segregation and poverty areas. Additionally, Program 27, Place-Based Strategies, commits the City to identify areas of opportunity for focused planning efforts through a methodology that prioritizes fair housing. Further increasing opportunities within R/ECAPs.

Disparities in Access to Opportunity
The City has a distribution of low-, moderate-, high-, and highest-resource opportunity areas. Some lower-income sites fall within low-resource and high-segregation areas, which is due primarily to the location of adequate lower-income sites per HCD criteria, (see Appendix E). However, all income group sites, including the majority of lower-income sites, identified in the 6th Cycle Housing Element are located in areas of moderate- and high-resource scores. Sites identified, especially lower-income sites, are located within walking distance to transit, near existing residential, commercial and parks. The sites’ location within moderate and high resource areas in conjunction with the City’s strategies to increase access to opportunities for residents, incentivize redevelopment projects for all income levels in the City (Programs 7, 30, 31, and 37), evaluate the feasibility of a local inclusionary housing policy (Program 11), and place-based planning strategies (Program 27) through programs in the Housing Element, are creating opportunities to improve overall conditions in the City.

Disproportionate Housing Needs, Including Displacement Risk As previously described, both homeowners and renters are experiencing overpayment in the City, with no clear location patterns. However, there is a clear area of overcrowded households and vulnerable population in the downtown core of the City. The sites identified in the 6th Cycle Housing Element are located throughout areas of homeowner and renter overpayment, as they are generally equally

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Summary of Fair Housing Issues
Contributing factors to fair housing issues may include historical and current zoning and land use patterns, the high cost of housing, and historical and current discriminatory lending practices. Recent fair housing complaint data reveals discrimination in housing in the City has been based on disability, sex, race, national origin, source of income, and familial status. As discussed in Section 2, Indio Analysis of Impediments, the potential impediments to fair housing that may exist in the City include race and ethnicity trends, income by housing tenure, and housing costs. The following is a list of key conclusions from this AFFH analysis.
• Demographics. City residents have been predominantly comp osed of two racial/ethnic groups: non-Hispanic White and Hispanic. The 2014 A CS estimates approximately 45 percent (7,455 households) of the City’s owner-occupied households and 78 percent (6,905) of renter- occupied households had an income less than the area medium inco me. For renter households, 25 percent fall into the extremely low-income category (<= 30% HAMFI). Many of these households include farmworkers who earn $10,000 to $14,000 per year. • Housing Affordability. In 2014, 56 percent of all renters had a housing cost burden. Of those renters, 27 percent had an extreme cost burden, paying 50 percent or more of their income on housing. The highest percentage of cost burden households are low -income (>30% to <=50% HAMFI) , with 85 percent of the households paying more than 30 percent of their income on housing. The City refers individuals to the Riverside County Housing Authority to assist those residents with a cost burden by providing public assistance or Housing Choice Vouchers.
• Access to Opportunity. City residents located in R/ECAPs within the City have far less access to opportunity as it relates to positive environmental, economic, and educational outcomes.

CalEnviroScreen and Healthy Places Index are two indexes that combine environmental and health factors to determine environmental out comes. Each of these indicates low scores overlapping the same areas th at are identified as R/ECAPs. Measures fo r educational and economic opportunity areas are less positive in this same overlapping area. The differences in positive outcomes related to ac cess to opportunity may be attributed to unequitable investments in housing and infrastructure.
• Fair Housing Services. From 2015 through 2017, the IFHMB provided fair housing services to 82 City residents, including housing discrimination investigation an d counseling services . Of these individuals, 97 percent were considered to be low-income earners. The largest race/ethic group that was provided fair housing services were Hispanic people.

Further analysis of fair housing issues is laid out within Section 6, Contributing Factors to Fair Housing Issues and Strategies for Affirmatively Furthering Fair Housing.

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This section further analyzes the contributing factors to outreach, segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs and the strategies employed by the Housing Element for AFFH based on the identified and prioritized contributing factors. The contributing factors are prioritized as follows:

Fair Housing Enforcement and Outreach Capacity
Without a good understanding of the laws and responsibilities of landlords and tenants, renters are at a disadvantage. The City recognizes the importance of educating their residents and developers to reduce housing discrimination in the City. To realize these efforts related to furthering fair housing outreach and enforcement, the City contracts with the IFHMB, and will continue to, in addition to providing information regarding available fair housing services on the City’s website, as stated in Program 16 of the Housing Element. The IFHMB provides information and services such as investigation, education, conciliation, and referral of housing discrimination complaints free of charge to individuals. Additionally, it provides fair housing workshops and has a mediation department that provides information on rights and responsibilities under the California Landlord and Tenant Laws. Further, through Program 6, Annual Progress Reports, the City will hold annual housing forums to bring the community together with decision makers, the development community, and other stakeholders to discuss the progress towards meeting the goals and objectives of the Housing Element and to discuss solutions for and awareness of fair housing in the City.

From 2015 through 2017, the IFHMB provided fair housing services to 82 City residents. The most prominent fair housing issues were for alleged discrimination based on disability, accounting for 44 percent of all fair housing issues, and for alleged discrimination based on familial status, accounting for 27 percent of all fair housing issues. A survey conducted as part of the City’s Analysis of Impediments to Fair Housing Choice identified 50 percent of participants experienced discrimination; the most common type of discrimination reported was regarding landlords “refusing, discouraging, or charging more to rent an apartment or buy a home” in order to discourage or create a barrier for them. Through Program 5, Analysis of Impediments to Fair Housing Choice, the City will maintain an adopted Analysis of Impediments to Fair Housing Choice and create fair housing outreach materials and informational resources to post online.

In addition to the City’s efforts previously discussed in this assessment (see Section 4.5.5, Access to Opportunity for Person with Disabilities), the Housing Element further addresses these existing fair housing issues area within Program 5, in which the City will take meaningful steps in fair housing education through proactive outreach to individuals and organizations that represent lower-income households, people in protected classes, and households with special needs. Through Program 1, the City will also work to increase opportunities for persons with temporary, developing, or permanent disabilities, including older adults with changing levels of ability, by promoting increased accessibility by connecting developers and residents to resources on design features that are accessible and safe to all people regardless of age, size, ability, or disability. Additionally, the City will consider developing a

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Racially or Ethnically Concentrated Areas of Poverty
As has been discussed, there are R/ECAP within the City. The main one in the eastern core is majority Hispanic with high levels of poverty. Additionally, there are areas of racially concentrated affluence in northern Indio, with predominantly single-family neighborhoods, larger lot sizes, and majority White residents. Housing types being relatively consistent in these two areas are a contributing factor to their existence.

Program 4, Affordable Homeownership Opportunities, will work to address the disparity in homeownership by race, ethnicity, and income. Homeownership is a major way to acquire wealth, so by improving rates of homeownership, concentrations of poverty would likely decline over time to some extent. Programs 2 and 3 are accessory dwelling unit programs that will also work to break up racially concentrated areas of affluence that have occurred in the single-family neighborhoods with larger lot sizes in northern Indio. Multiple programs in the Housing Element are related to improving housing affordability and/or to promoting housing production with special attention to low-income housing.

Program 32 provides for continued participation in Section 8 Housing Choice Voucher programs. And Programs 18 and 19 promote housing preservation to help retain the existing housing stock, which assists with housing costs.

Disparities in Access to Opportunity
As seen above, access to opportunities related to quality of life differ drastically across the City. Many of these opportunities, like access to education, a healthy environment, and opportunity for economic development, compounded in the R/ECAP community in the eastern core of Indio. This shows lack of public and private investment in these areas. Additionally, higher-resource areas, such as northern Indio, have been restrictive in the past with what is allowed to be built.

Many of the pro-housing programs within the Housing Element address access to the different aspects of opportunity. Program 27 works to equitably allocate resources in underserved areas with affordable housing. Similarly, Programs 15 and 17 will implement infrastructure solutions through different financing options, such as Enhanced Infrastructure Financing Districts, grant pursuits, and partnerships.

Program 31 touches on rezoning opportunities, but specifically states that the identification of areas for rezoning will be areas with access to resources, amenities, and public transit. Programs 33 and 37 also creates new opportunities for a variety of housing types through rezones. The creation of by-right development for locations “near amenities and resources such as transit, parks, childcare facilities, and near key areas of employment” is the basis for Program 7. Program 29, Reduced Parking Requirements, is also relevant as it states that these parking reductions can be in exchange for public amenities.

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 495 of 1245 Page | 71 Appendix D: Affirmatively Furthering Fair Housing Analysis Disparities in Access to Opportunity for Persons with Disabilities Due to certain zoning code restrictions, supportive housing for persons with disabilities has not always been readily available. Restrictions have been present that limit where supportive or residential care housing can be built. Additionally, existing multifamily housing is present that does not meet the needs of recent fair housing acts. Lending discrimination or private discrimination may also occur toward persons with disabilities. The City is working to improve access to opportunity for persons with disabilities, which can be seen in multiple programs within the Housing Element. Program 1 ensures that the City will make all new, multifamily construction meet the needs of the Federal and State accessibility requirements while also promoting accessibility that goes above and beyond such requirements by providing educational resources to developers and property owners. Programs 22 and 34 amend the Zoning Code to allow low-barrier navigation centers and supportive housing to be developed in more locations.

Disproportionate Housing Needs and Displacement Risk
As detailed in previous sections, multiple types of housing needs are present for protected groups in the City. Renter and homeowner cost burden are both prevalent across the City. Overcrowding is especially an issue in the neighborhoods identified as R/ECAPs. Additionally, R/ECAPs and the adjacent central core are vulnerable to displacements. The population of persons experiencing homelessness is another concern for the City, with an estimated 2,884 people unhoused in Riverside County, 2,155 of the total unhoused individuals being unsheltered, and 31 percent of the unhoused individuals estimated as chronically homeless.

Various programs within the Housing Element attempt to address these multiple housing needs and risks. There are multiple programs that promote the creation of affordable housing, which will help to reduce the rates of overcrowded housing. Programs 14, 15, and 18 strategize to use existing regional or State partners and programs to benefit housing conditions in regard to energy conservation and home improvement or preservation. Multiple programs also address the needs of those experiencing homelessness. Program 22 addresses the provision of Low Barrier Navigation Centers offering assistance to those experiencing homelessness. Other programs offer housing assistance that can help to assist people with finding housing. Program 8 is a code compliance program that assists property owners in addressing building and zoning violations by connecting them to available resources.

Additional Programs in the Housing Element will actively affirmatively further fair housing during the planning period. These include Program 5, Analysis of Impediments to Fair Housing Choice, the City will maintain an adopted Analysis of Impediments to Fair Housing Choice and create fair housing outreach materials and informational resources to post online. Through Program 6, Annual Progress Reports, the City will hold annual housing forums to bring the community together with decision makers, the development community, and other stakeholders to discuss the progress towards meeting the goals and objectives of the Housing Element and to discuss solutions for and awareness of fair housing in the City.

Program 16, Fair Housing Referral and Mediation, the City will update and maintain their website with fair housing resources and information and provide referrals and mediation. Through Program 1, Accessibility, the City will promote increased accessibility above and beyond those requirements of the Federal and State Fair Housing Acts through incentives in exchange for increased accessibility and informational resources such as home retrofit guides and guidance on universal design. Program 27, Place-Based Strategies, commits the City to identify areas of opportunity for focused planning efforts