Indio City Council
April 6, 2022

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City of Indio Appendix A: 5th Cycle Review
• Policy Action 4.5 – Community Development Block Grants (CDBG) funds were approved in 2020 for the Minor Home Repair Program. This program provides funding for repairs such as electrical, plumbing, and roofing for those who reside in CDBG-eligible areas, own their home, and fall below the income limit. This program is effective, and the City has already processed more than 30 applications as of March 2021. However, modifications are necessary as low- and moderate-income homeowners continue to need assistance with repairs to address health and safety issues. This program is beneficial to households with special needs. • Policy Action 5.1 – Fair Housing Commitment as addressed by Policy Action 5.1 continues to require the acknowledgement of Fair Housing laws from all recipients of local assistance, including those with special needs. However, the policy action will be replaced with stronger, more effective objectives during the 6th Cycle, through implementation of Programs 5, Analysis of Impediments to Fair Housing Choice, and 16, Fair Housing Referral and Mediation, Program of the 6th Cycle Housing Element.

Policies and programs that were identified to be effective and relevant from the 5th Cycle Housing Element will be continued with appropriate modifications, while new policies and programs for the 6th Cycle Housing Element may be created to address specific housing needs and concerns of residents with special need.

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APPENDIX B: Community Profile
Table of Contents
1 Housing Needs Analysis ............................................................................................................................... 1 Overview .............................................................................................................................................. 1 Data Sources ........................................................................................................................................ 1 Population Trends and Characteristics ................................................................................................ 2

1.3.1 Population Growth Trends ............................................................................................................... 2

1.3.2 Population Age Characteristics ........................................................................................................ 3

1.3.3 Race and Ethnicity Characteristics ................................................................................................... 4 Employment Characteristics ................................................................................................................ 5 Household Characteristics and Challenges .......................................................................................... 8

1.5.1 Household Formation and Composition .......................................................................................... 8

1.5.2 Household Size and Type ................................................................................................................. 9

1.5.3 Household Income and Extremely Low-Income Households ........................................................ 10

1.5.4 Overpayment ................................................................................................................................. 12

1.5.5 Overcrowding ................................................................................................................................. 14 Housing Characteristics ...................................................................................................................... 15

1.6.1 Existing Housing Types ................................................................................................................... 15

1.6.2 Housing Tenure .............................................................................................................................. 15

1.6.3 Vacancy Rates ................................................................................................................................ 16

1.6.4 Housing Condition .......................................................................................................................... 17 Housing Costs and Rents .................................................................................................................... 18

1.7.1 Housing Price Trends ..................................................................................................................... 18

1.7.2 Rental Prices................................................................................................................................... 20

1.7.3 COVID-19 Impact on Home Prices ................................................................................................. 21 Special Needs Populations ................................................................................................................. 21

1.8.1 Older Adults ................................................................................................................................... 22

1.8.2 Persons with Disabilities, Including Developmental Disabilities .................................................... 25

1.8.3 Large Families and Households ...................................................................................................... 28

1.8.4 Female‐Headed Household and Single Parent Households .......................................................... 29

1.8.5 Population Experiencing Homelessness and Transitional Housing ............................................... 30

1.8.6 Farmworkers .................................................................................................................................. 33 Affordable Housing ............................................................................................................................ 37

1.9.1 Assisted Housing Developments at Risk ........................................................................................ 37

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Table 1. Regional Population Trends (2000, 2010, 2020) ..................................................................................... 2 Table 2. Population Growth (2000–2020) ............................................................................................................ 2 Table 3. Projected Population Growth in Riverside County (2030, 2040, 2050, 2060) ........................................ 3 Table 4. Age Characteristics of Population (2019) ................................................................................................ 3 Table 5. Race and Ethnicity (2010 and 2019)........................................................................................................ 5 Table 6. Employment by Industry (2019).............................................................................................................. 6 Table 7. Employment by Occupation in Indio (2019) ........................................................................................... 6 Table 8. Principal Employers (2020) ..................................................................................................................... 7 Table 9. Labor Force Trends (2010–2020) ............................................................................................................ 7 Table 10. Total Households (2000, 2010, 2020) ................................................................................................... 8 Table 11. Average Persons per Household (2010 and 2020) ................................................................................ 9 Table 12. Persons per Household (2010 and 2019) .............................................................................................. 9 Table 13. Household Types (2010 and 2019) ...................................................................................................... 10 Table 14. Annual Income Limits for Riverside County for Four-Person Households (2010 and 2020) .............. 10 Table 15. Households Income Category by Tenure in Indio (2017) .................................................................... 11 Table 16. Median Household Income by Tenure (2019) .................................................................................... 12 Table 17. Households by Proportion of Income Spent on Housing Costs in Indio (2017) .................................. 12 Table 18. Percent Income Spent on Rent in Indio (2020) ................................................................................... 13 Table 19. HUD Fair Market Rents Riverside–San Bernardino–Ontario Metropolitan Statistical Area (2000–2020) ............................................................................................................................................................................ 13 Table 20. Percent Income Spent on Mortgage in Indio (2018) ........................................................................... 14 Table 21. Overcrowded Units in Indio (2019) ..................................................................................................... 14 Table 22. Housing Inventory by Unit Type in Indio (2010 and 2020) ................................................................. 15 Table 23. Occupied Units by Tenure in Indio (2010 and 2019) ........................................................................... 16 Table 24. Vacant Units by Tenure in Indio (2010 and 2019)............................................................................... 16 Table 25. Occupancy Status in Indio (2010 and 2020) ........................................................................................ 17 Table 26. Housing Stock by Year Built in Indio .................................................................................................... 17 Table 27. Value of Owner-Occupied Housing Units in Indio (2019) ................................................................... 19 Table 28. Median Home Sale Price in Indio (2018) ............................................................................................. 19 Table 29. Median Monthly Rent by Unit Size in Indio (2019) ............................................................................. 20 Table 30. Older Adult Households by Income and Tenure in Indio (2020) ......................................................... 22 Table 31. Communities, Resources, and Services for Older Adults .................................................................... 24 Table 32. Disability Status of Indio Residents (2019) .......................................................................................... 26 Table 33. Large Households by Tenure (2019) ................................................................................................... 29 Table 34. Female-Headed Households in Poverty by Tenure Status in Indio (2019) ......................................... 30

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1 Housing Needs Analysis
Overview
When preparing a General Plan Housing Element, jurisdictions must evaluate both existing and future housing needs for all income groups. This section analyzes demographic and housing characteristics that influence the demand for, and availability of, housing. The analysis forms a foundation for establishing programs and policies that seek to address identified housing needs. Housing needs are identified according to income, tenure, and special needs groups.

Data Sources
Various sources of information have been consulted in preparing this Housing Element. The 2015–2019 American Community Survey (ACS) 5-year estimates from the U.S. Census Bureau provides the basis for population and household characteristics. Where applicable, the following sources of information have been used to supplement and update information contained in the Census ACS data:
• California Department of Developmental Services Quarterly Consumer Report, 2020 • California Department of Finance (DOF) 2010 and 2020 Composition of Housing Stock, 2020 • DOF 2010–2020 E-5 Population and Housing Estimates for Cities, Counties, and the State, 2020
• California Department of Industrial Relations Minimum Wage, 2020 • Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013–2017
• HUD Fiscal Year 2000–2020 Fair Market Rents, 2020
• HUD Fiscal Year 2020 Income Limits Summary, 2020
• Southern California Association of Governments (SCAG) Pre-Certified Local Housing Data for the City of Indio, 2020
• SCAG’s Adopted Growth Forecast , 2020 Regional Transportation Plan/ Sustainable Communities Strategy (RTP/SCS) (2020–2045)
• U.S. Census Bureau (Census) ACS, 2019 5-Year Estimates (2014–2019)

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Housing needs in Indio are primarily influenced by population and employment trends. This section provides a summary of the changes to the population size and age and racial/ethnic composition of the City of Indio (City).

1.3.1 Population Growth Trends
The City is one of 24 incorporated cities within Riverside County (County), with a population of approximately 2.44 million residents as of January 2020, ranking as the fourth largest county in the State. Overall, the County has experienced rapid population growth over the last two decades. From 2000 to 2010, the population increased by approximately 41.7 percent, and by 10.3 percent from 2010 to 2020. Table 1 provides a summary of population trends for counties in Southern California and their respective populations over the last two decades.

Table 1. Regional Population Trends (2000, 2010, 2020)
County 2000 2010 2020
Imperial County 142,361 174,528 188,777
Los Angeles County 9,519,338 9,818,605 10,172,951
Orange County 2,846,289 3,010,232 3,194,332
Riverside County 1,545,387 2,189,641 2,442,304
San Bernardino County 1,709,434 2,035,210 2,180,537
San Diego County 2,813,833 3,095,313 3,343,355
Ventura County 753,197 823,318 842,886
Sources: U.S. Census 1990 STF 1, 2000 SF 1, 2010 SF 1, CA DOF 2020

Table 2 shows population growth rates for the City and County from 2000 to 2020. The City experienced a 54.8 percent increase in population between 2000 and 2010, and a 19.4 percent increase between 2010 and 2020. According to SCAG’s 2020‐2045 RTP/SCS growth forecast adopted in 2020 (2020 RTP/SCS), the population of the City is forecast to increase to 129,300 residents by 2045, an increase of approximately 43 percent from 2020. During the same forecast period, Riverside County is anticipated to increase to 3.25 million residents in 2045, an increase of approximately 33 percent from 2020.

Table 2. Population Growth (2000–2020)
Jurisdiction 2000 2010 2020 2000–2010 Growth 2010–2020 Growth Number Percent Number Percent
City of Indio 49,116 76,036 90,751 26,920 54.8% 14,715 19.4% Riverside
County 1,545,387 2,189,641 2,442,304 644,254 41.7% 252,663 10.3% Sources: U.S. Census 1990 STF3 P001, U.S. Census 2000 SF3 P1, U.S. Census 2010 SF1 P1, CA DOF 2010–2020

Table 3 shows the projected population growth for the County. According to the Department of Finance’s 2010-2060 County Population Projection, Riverside County’s population will increase to

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22.5 million people by 2045.

Table 3. Projected Population Growth in Riverside County (2030, 2040, 2050, 2060) Year Number
2030 2,728,068
2040 2,933,038
2050 3,059,095
2060 3,129,833
Source: CA DOF 2021

1.3.2 Population Age Characteristics
One of the more significant indicators of future potential population growth trends is a population’s age characteristics. Table 4 and Figure 1, Age Characteristics of Population (2019), summarize the age characteristics for key age groups of the City’s population in 2019, based off Census ACS data. The largest portion of residents in the City are young adults 25–44 years of age (26 percent), and adults 44– 64 years of age, followed by the population under 18 years of age (22.3 percent) and the population over 65 years of age (19.2 percent). It is important to note that the number of older adults (65 years and over) doubled from 8,650 people in 2010 to 17,178 in 2019. The higher percentage of older adults is an important consideration for housing needs, as discussed in more detail in Section 1.8, Special Needs Populations.

Table 4. Age Characteristics of Population (2019)
Age No. Persons Percent of Persons
Under 18 years 19,965 22.3%
18–24 years (College age) 7,351 8.2%
25–44 years 23,302 26.0%
44–64 years 21,673 24.2%
65+ years 17,178 19.2%
Total 89,469 100%
Source: 2019 ACS 5-Year Estimates DP05.

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Note: Percent shown on graph represents precent change for selected age category between 2010 and 2019.

Figure 1. Age Characteristics of Population (2019)

1.3.3 Race and Ethnicity Characteristics
According to Census ACS estimates, the majority of City residents identified as White or Hispanic (of any race).1 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. Although relatively small in number, the Non‐Hispanic Black population grew the most (by 80.6 percent) between 2010 and 2019. Table 5 indicates the ethnic and racial characteristics of the City’s population.

1 The Census Bureau defines “Hispanic or Latino” as a person of Cuban, Mexican, Puerto Rican, South or Central American, or other Spanish culture or origin regardless of race. People who identify as Hispanic, Latino, or Spanish may be any race.
-11.0%

1.7%

7.1% 28.7% 31.9% 81.4%

98.6%
0 5000
10000
15000
20000
25000
Under 18
years
18 to 24 years 25 to 34 years 35 to 44 years 45 to 54 years 55 to 64 years 65 years and over
Number of Persons
Selected Age Categories 2010 2019

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Race/Ethnicity
2010 2019 2010–2019
Number Percent of
Total Number Percent of
Total Percent Change
White, Non-Hispanic 20,512 27.0% 26,357 29.5% 28.5%
Black or African
American, Non-Hispanic
1,521 2.0% 2,747 3.1% 80.6%
American Indian and
Alaska Native
209 0.3% 156 0.2% -25.4%
Asian or Pacific Islander 1,507 2.0% 1,915 2.1% 27.1%
Hispanic (Any Race) 51,540 67.8% 57,439 64.2% 11.4%
Other 91 0.1% 103 0.1% 13.2%
Two or More Races 656 0.9% 752 0.8% 14.6%
Total 76,036 100% 89,469 100% 85.0%
Source: U.S. Census 2000 SF1, P8, 2010 SF1, P9, 2019 ACS 5-year Estimates

Employment Characteristics
Housing needs are also influenced by employment characteristics. Significant employment opportunities within the City can increase demand for housing in proximity to jobs. Table 6 shows that the City has 38,212 workers living within its borders who work across 13 major industrial sectors. In 2019, the largest industry to employ the residents of the City was the education, health, and social services industry, accounting for 20.2 percent of the labor force. This was followed closely by the arts, entertainment, recreation, accommodation, and food services industry at 18.3 percent, and retail trade at 12.7 percent of the labor force.

The City’s employment trends are similar to Riverside County. At the County level, education, health, and social services also represented the largest category, with more than one‐fifth (21 percent) of the workforce employed in this industry. This was followed by the retail trade industry at 12.7 percent, and the arts, entertainment, recreation, accommodation, and food services industry at 11.4 percent.

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Industry City of Indio Riverside County
Employees Percent Employees Percent
Agriculture, forestry, fishing and hunting, and mining 915 2.4% 14,694 1.4% Construction 3,137 8.2% 92,614 9.0%
Manufacturing 1,402 3.7% 87,663 8.5%
Wholesale trade 683 1.8% 28,905 2.8%
Retail trade 4,842 12.7% 131,334 12.7%
Transportation and warehousing, and utilities 1,637 4.3% 68,110 6.6% Information 502 1.3% 14,545 1.4%
Finance, insurance, real estate, and rental and leasing 2,079 5.4% 51,994 5.0% Professional, scientific, management, administrative,
and waste management services 3,853 10.1% 105,430 10.2% Educational, health, and social services 7,732 20.2% 216,876 21.0% Arts, entertainment, recreation, accommodation, and
food services 6,978 18.3% 117,439 11.4%
Other services (except public administration) 2,710 7.1% 53,205 5.2% Public administration 1,742 4.6% 49,925 4.8%
Total 38,212 100% 1,032,734 100%
Source: ACS 2019 5-Year Estimate S2403

In addition to understanding the prevalence of industries in the City, the types of jobs residents hold can also be used to determine the need for various housing types and prices. In 2019, the most prevalent occupational category was “Services,” with approximately 29 percent of total employees. The second- most prevalent type of work was “Management,” with approximately 25 percent of total employees, followed closely by “Sales,” with 24 percent of total employees. Table 7 summarizes employment in the City by occupation type in 2019.

Table 7. Employment by Occupation in Indio (2019)
Job Type No. of Jobs Percent of Jobs
Production 3,186 8.3%
Sales 9,326 24.4%
Services 11,014 28.8%
Management 9,646 25.2%
Natural Resources 5,040 13.2%
Total 38,212 100%
Source: ACS 2019 5-Year Estimate S2401

As shown in Table 8, the Desert Sands Unified School District is the top single employer in the City, with 2,445 workers. Other large employers in the City include the County of Riverside with 1,135 employees, Fantasy Springs Resort Casino with 1,083 employees, and John F. Kennedy Memorial Hospital with 690 employees.

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Company Number of Employees
Desert Sands Unified School District 2,455
County of Riverside 1,135
Fantasy Springs Resort Casino 1,083
John F. Kennedy Memorial Hospital 690
Walmart Supercenter 356
City of Indio 248
Ralphs 169
Riverside Superior Court 166
Indio Nursing and Rehabilitation Center 161
Fiesta Ford Lincoln 146
Cardenas Market 151
Source: City of Indio Comprehensive Annual Financial Report (CAPER) for the 2019–2020 Fiscal Year

As shown in Table 9, the City’s labor force increased by 16 percent (from 35,400 to 41,100) from 2010 to 2019. According to the California Employment Development Department (EDD), the annual average unemployment rate in Indio was 5.3 percent in 2019, which had been dropping since 2010 and was below the average annual rate in the years prior to the recession starting in 2008, which hovered between 5.5 and 7.1 percent. This reflects a positive trend in employment in the City. However, as with most cities, the City experienced a setback following the COVID-19 restrictions, where the unemployment rate increased in the City from 5 percent in January 2020 to 9.9 percent in December 2020.

Table 9. Labor Force Trends (2010–2020)
Year Labor Force Employment Unemployment Unemployment Rate 2010 35,400 30,100 5,300 14.9%
2015 38,100 35,400 2,800 7.2%
2019 41,100 39,000 2,200 5.3%
2020 41,600 36,700 4,900 11.9%
Source: California Employment Development Department, 2010–2019

SCAG’s 2020 RTP/SCS growth forecast includes three major indicators: population, households and employment. Based on these projections, the regional working-age (ages 16-64) resident population is projected to increase from 1,345,000 in 2019 to 1,696,000 in 2045, while the total employment is projected to increase from 743,000 in 2016 to 1,103,000 in 2045. The difference in the regional working- age resident population and employment suggests net out-commuting. On a local, City level, SCAG’s growth forecast projects an increase in employment from 26,600 in 2016 to 38,300 in 2045.

It should be noted that due to the COVID-19 pandemic, many offices and workplaces were abruptly closed in Spring 2020 and ushered in a new era of remote work for millions of employed Americans, and while it is too early for data trends, it may portend a significant shift in the way a large segment of the workforce operates in the future. Most workers who say their job responsibilities can mainly be done

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This section describes the City’s household characteristics and household challenges. Challenges faced by households can include overcrowding and overpayment, both of which disproportionately burden lower-income households.

1.5.1 Household Formation and Composition
In 2020, the State Department of Finance reported a total of 32,539 households in the City, a 42.4 percent increase from 2010. In comparison, total households in Riverside County and in California increased by 27.2 and 13.9 percent, respectively, between 2010 and 2020. Estimates show that the number of households in the City continue to grow at a faster pace than the County and the State but have slowed from the previous decade (2000–2010). Table 10 summarizes household growth trends in the City, Riverside County, and the State of California from 2000 through 2020.

Table 10. Total Households (2000, 2010, 2020)
Area 2000 2010 2020 Percent Increase
2000–2010
Percent Increase
2010–2020
City of Indio 13,871 22,851 32,539 64.7% 42.4%
Riverside County 506,278 672,896 856,124 32.9% 27.2%
California 11,502,870 12,577,498 14,329,863 9.3% 13.9%
Source: U.S. Census 2000 SF1, P15, Census 2010 SF2 DP‐1, E-5 CA DOF 2020

As shown in Table 11, the average persons per household in the City is similar to that of the County, with the City averaging 3.3 persons per household in 2020, and the County averaging 3.2 persons per household. Both the City and County have increased slightly from 2010. The most commonly occurring household size in the City is of two people (approximately 34 percent of total households) followed by one-person households (approximately 32 percent), four-or-more-person households (approximately 23 percent), and three-person households (approximately 11 percent).

2 https://www.pewresearch.org/social-trends/2020/12/09/how-the-coronavirus-outbreak-has-and-hasnt- changed-the-way-americans-work/
3 https://www.bls.gov/opub/mlr/2021/article/employment-projections-in-a-pandemic-environment.htm

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City of Indio 3.2 3.3
Riverside County 3.1 3.2
Source: U.S. Census 2010 SF2, DP‐1; CA DOF E-5 2020

1.5.2 Household Size and Type
Understanding the size and types of households and how they have changed over the years can be indicative of household trends and can inform policies to address the changing needs of the City’s population.

According to Census ACS data, the average household size in the City was 2.7 persons per household, and the average family size was 3.5 persons per family in 2019. Of the occupied housing units from 2010 to 2019, one-person households increased significantly, and four-person households declined. Table 12 summarizes the number of people per household.

Table 12. Persons per Household (2010 and 2019)
Household Size 2010 2019 Percent Change
1-Person Household 4,231 10,333 144%
2-Person Household 7,267 10,994 51%
3-Person Household 3,427 3,713 8%
4-or-More-Person Household 8,072 7,430 (7%)
Total Occupied Housing Units 22,997 32,470 41%
Source: 2019 ACS 5-Year Estimates S2501
From 2010 to 2019, non-family households4 increased, while family households decreased. Of the total 32,470 households in 2019, 63.9 percent were family households and 36.1 percent were non-family households. Residents who are 65 and older make up the largest proportion of those non-family households living alone. In 2010, they accounted for 9.2 percent of occupied units, and in 2019 they made up 10.6 percent of occupied units. Additionally, although the proportion of female-headed households decreased from 2010 to 2019, they continue to outweigh male-headed households. Table 13 provides a summary of household types in 2010 and 2019. Further information regarding vulnerable populations, such as older adults and female-headed households, is detailed in Section 1.8.

4 Per the Census definition, a non-family household consists of a householder living alone (a one -person household) or where the householder shares the home exclusively with people to whom he/she is not related.

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Household Type 2010 Percent 2019 Percent
Family Households 75.1% 63.9%
Married 52.4% 46.9%
Male Householder, No Spouse Present 9.1% 6.0%
Female Householder, No Spouse Present 13.6% 11.0%
Non-Family Households 24.9% 36.1%
Householder Living Alone 18.4% 31.8%
Householder Not Living Alone 6.5% 4.3%

1.5.3 Household Income and Extremely Low-Income Households The California State Department of Housing and Community Development (HCD) has identified the following income categories based on the area median income (AMI) of Riverside County. The AMI for Riverside County in 2020 was $75,300 for a hypothetical family of four. • Extremely low-income: Households earning up to 30 percent of the AMI • Very low-income: Households earning between 31 percent to 50 percent of the AMI • Low-income: Households earning between 51 percent to 80 percent of the AMI • Moderate-income: Households earning 81 percent to 120 percent of the AMI • Above moderate-income: Households earning over 120 percent of the AMI Table 14 shows the income ranges for each income category for Riverside County in 2010 and 2020. AMI increased by 15 percent within this period.

Table 14. Annual Income Limits for Riverside County for Four-Person Households (2010 and 2020) Income Category 2010 2020
Extremely Low $19,500 $26,200
Very Low Income $32,500 $37,650
Low Income $52,000 $60,250
Moderate Income $78,600 $90,350
Area Median Income $65,500 $75,300
Source: U.S. Department of Housing and Urban Development, State Income Limits 2020.

According to HUD’s CHAS estimates, approximately 53 percent of the City’s households earned moderate or above-moderate incomes, and approximately 32 percent of households had incomes in the low-income level and 27 percent of households had incomes in the extremely low- and very low-income levels.

Per HCD requirements, local governments must identify those households that are considered to be extremely low-income. Extremely low-income households are those households whose incomes do not exceed 30 percent of the county median family income according to HUD’s income limits. Households

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Per HCD’s requirements, local governments may calculate the projected need for extremely low-income households by presuming that 50 percent of very low-income households qualify as extremely low- income households. Therefore, based on the City’s very low-income RHNA of 1,793 units, there is a projected need of 896 extremely low-income units.

Recently, the City approved Phase I and II of the Arroyo Crossing mixed-use project. The development will provide a total of 396 new affordable rental units. All units will be affordable for a 55-year period per recorded covenants, and include units affordable to extremely low-, very-low, and low-income households. See Section 4.2, Planned, Approved, and Prospective Projects in Appendix E of the Housing Element for additional details. Additional Programs in the Housing Element to address the needs of extremely low-income households, include Program 21, Local Housing Trust Fund, through which 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. The fund will prioritize housing opportunities for households with special needs and extremely low-income households; Program 27, Place Based Strategies, through which the City will identify areas that are ideal for focused planning efforts that will further fair housing, such as prioritizing infrastructure needs to serve existing or planned affordable housing. The identification and prioritization of areas will focus on opportunities to further fair housing through focused planning efforts that enhance community access to opportunity, especially for households with special needs and lower-income households, including extremely low-income households; and Program 18, Preservation of Existing Affordable Housing Units, through which the City will continue to work with the Riverside County Housing Authority to monitor affordable housing units identified as being at-risk of conversion to market-rate housing. This will include collaboration on the identification of financial resources and establishing partnerships with affordable housing developers and/or property owners willing to maintain units as affordable to lower- income households, including extremely low-income households.

Table 15. Households Income Category by Tenure in Indio (2017) Income Category Owner-Occupied Renter-Occupied Total Households Owner Percent Renter Percent Number Percent
Extremely Low (30% MFI or less) 1,985 10.2% 2,165 22.5% 4,150 14.2% Very low (>30% to 50% MFI) 1,920 9.8% 1,800 18.7% 3,720 12.7% Low (>50% to 80% MFI) 3,635 18.6% 2,175 22.6% 5,810 19.9% Moderate or Above (over 80% MFI) 12,015 61.4% 3,485 36.2% 15,500 53.1% Total 19,555 100% 9,630 100% 29,185 100%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013–2017 MFI = median family income

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Table 16. Median Household Income by Tenure (2019)
Jurisdiction 2019 Median Income
City of Indio $53,669
Owner‐Occupied Households $61,043
Renter‐Occupied Households $37,176
Riverside County $67,005
Source: 2019 ACS 5-Year Estimates S2503

1.5.4 Overpayment
As a result of high housing costs compared to household income, many households are burdened with overpayment for housing costs. Overpayment can leave limited resources for other household needs, such as transportation, education, medical, and childcare. As defined by HUD, households spending more than 30 percent of their income, including rent or mortgage payments and utilities, are generally considered to be overpaying or “cost burdened.” When lower-income earners struggle to find affordable housing options, these households could spend a disproportionate percentage of their income on housing. This may result in repayment problems, deferred maintenance, or overcrowding. Severe overpayment is defined as paying 50 percent or more of the household’s gross income on housing costs.

The data in Table 17 shows the proportion of household income spent on housing costs by AMI in 2017.

Households in the extremely low-income category (earning 30 percent or less of AMI) are the most burdened by housing costs, with 65 percent of these households falling into the severe overpayment category.

Table 17. Households by Proportion of Income Spent on Housing Costs in Indio (2017) Household Income <30% of Income Spent on
Housing
30%–50% of Income Spent
on Housing (Overpayment)
>50% of Income Spent on
Housing (Severe Overpayment)
<30% AMI 1,130 310 2,710
30%–50% AMI 725 1,345 1,650
50%–80% AMI 2,440 1,835 1,535
80%–100% AMI 1,770 925 170
>100% AMI 10,740 1,655 240
Total 16,805 6,070 6,305
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013–2017 AMI = area median income

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Approximately 57 percent (5,464) of renter households spend more than 30 percent of gross income on housing costs, and 30 percent (2,912) spend more than half of their income on housing costs.

Table 18. Percent Income Spent on Rent in Indio (2020)
Percent of Income Spent Number of Households Percent of Total Renter Households <20% 1,547 16.1%
20%–30% 1,844 19.2%
30%–40% 1,607 16.7%
40%–50% 945 9.8%
>50% 2,912 30.3%
Not Computed 562 5.9%
Source: SCAG 2020

Based off the average rent for a studio in 2019, one-person, very low-income households would be able to afford the costs by spending just slightly more than 30 percent of their income on rent. One- and two- person households in extremely low-income categories would be burdened by the median cost of a studio apartment. One-bedroom apartments would be unaffordable to less than four-person, very low- income households, pointing toward overcrowded conditions or overpayment; however, a one- or two- bedroom apartment would be affordable for one- and two-person low-income households. In conclusion, three-or-more bedroom units are likely to only be affordable to moderate- and above- moderate-income households. Rental prices are further discussed in Section 1.7.2, Rental Prices.

The HUD-formulated fair-market rent schedule serves as a guide for the maximum rents allowable for those units receiving Section 8 assistance. HUD uses the Consumer Price Index and the Census Bureau housing survey data to calculate the fair-market rent for each area. Table 19 indicates the fair-market rents for one-, two-, three-, and four-bedroom units in Riverside County from 2000 to 2020. As shown, rents nearly doubled from 2000 to 2010, but only increased by approximately 18 percent from 2010 to 2020.

Table 19. HUD Fair Market Rents Riverside–San Bernardino–Ontario Metropolitan Statistical Area (2000–2020)
Year One Bedroom Two Bedrooms Three Bedrooms Four Bedrooms 2000 $499 $609 $845 $999
2010 $940 $1,108 $1,559 $1,818
2015 $908 $1,153 $1,629 $1,987
2020 $1,030 $1,289 $1,789 $2,216
Source: U.S. Department of Housing and Urban Development (HUD), 2000–2020

For the 14,581 mortgage holding households in Indio in 2018, just under half (48 percent or 7,056 households) are burdened by housing costs, spending 30 percent or more of their household income on housing. Table 20 illustrates the breakdown by percent of income spent on mortgage costs in 2018.

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20%–30% 3,598 24.7%
30%–40% 2,121 14.5%
40%–50% 1,335 9.2%
>50% 3,600 24.7%
Not Computed 474 3.3%
Source: SCAG 2020; 2018 ACS 5-Year Estimates B25091

1.5.5 Overcrowding
High housing costs can lead to overcrowding, especially for lower-income earners. Overcrowding is defined by the U.S. Census Bureau as a housing unit occupied by more than one person per room. A severely overcrowded household is defined as having more than 1.5 persons per room. In this definition, “rooms” include living rooms, dining rooms, and bedrooms, but does not include kitchen or bathrooms.

Although some families with low incomes may willingly opt for overcrowded living arrangements to reduce spending, many lower-income residents often have no choice but to live in overcrowded housing. Overcrowded housing units can place a strain on physical facilities, and is often a less than desirable living environment.

Lower rates of overcrowding may lead to more positive health outcomes. Additionally, overcrowding can be an indicator of the condition of a housing unit. When a housing unit is overcrowded, housing unit deterioration may be accelerated.

According to Census ACS data, there were 32,470 total occupied housing units in the City in 2019. Of the 32,470 total occupied housing units, 6.4 percent were considered overcrowded, including approximately 3 percent that were severely overcrowded. Although the number of renter-occupied units that are considered overcrowded and severely overcrowded are similar to those of owner-occupied units, renter-occupied units make up a smaller proportion of the City’s total occupied housing units (30.5 percent). As a proportion of total occupied housing units, renter-occupied households are disproportionately impacted by overcrowding and severe overcrowding. Table 21 provides a breakdown of the number of overcrowded units in the City in 2019 by owner- and renter-occupied units.

Table 21. Overcrowded Units in Indio (2019)
Persons per Room
Owner-Occupied Renter-Occupied
Number Percent of Total
Occupied Units* Number Percent of Total
Occupied Units*

1.00 or Fewer 21,883 67.4% 8,723 26.9%

1.01 to 1.50 (Overcrowded) 536 1.7% 598 1.8%

1.51 or More (Severely Overcrowded) 512 2.2% 218 0.7%
Total Occupied Units 22,931 70.6% 9,539 29.4%
Source: 2019 ACS 5-Year Estimates B25014.
* Refers to the percentage of units in this category compared to the total occupied housing units in the City.

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This section describes the housing stock and market conditions in the City. By analyzing past and current housing trends, future housing needs can be projected.

1.6.1 Existing Housing Types
According to the California Department of Finance’s Population and Housing estimates, there were 32,539 housing units in the City in 2020, an increase of approximately 12.3 percent from 2010. The majority of the increase in units over the decade (88 percent) was from single-family development. Of the total housing stock in 2020, the majority, or 68.3 percent, were single-family detached units. Larger multifamily developments, consisting of five or more units in a structure, make up the next largest share of total housing units, with 11 percent of the total units in the City. The remaining housing types, including single-family attached units (townhomes and condominiums), smaller multifamily units containing between two to four units in a single structure, and mobile homes, make up less than 10 percent each of the City’s total housing stock. Table 22 summarizes the City’s housing stock in 2010 and 2020. Only single-family detached increased in its share of the total housing stock from 2010 to 2020. All other housing types saw a decrease in their share of the housing stock.

Table 22. Housing Inventory by Unit Type in Indio (2010 and 2020) Housing Type 2010 2020
Units Percent of Total Units Percent of Total
Single-Family, Detached 18,026 64.9% 22,216 68.3%
Single-Family, Attached 1,282 4.6% 1,344 4.1%
Multifamily, 2–4 Units 2,103 7.6% 2,192 6.7%
Multifamily, 5+ Units 3,445 12.4% 3,591 11.0%
Mobile Homes 2,940 10.6% 3,196 9.8%
Total Housing 27,796 100% 32,539 100%
Source: 2010 ACS 5-Year Estimates B25024; CA DOF E-5 Population and Housing Unit Estimates, 2020

1.6.2 Housing Tenure
According to the Census, 22,931 occupied units (70.6 percent) in the City were owner-occupied in 2019, while 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 the County decreased by 3.7 percent. The housing tenure trends from 2010 to 2019 for the City are summarized in Table 23.

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Owner-Occupied Renter-Occupied Total
Number of Units Percent of
Total Units Number of Units Percent of
Total Units
Number of
Total Units
2010
Indio 14,915 64.9% 8,082 35.1% 22,997
Riverside County 467,086 70.0% 199,820 30.0% 666,906
2019
Indio 22,931 70.6% 9,539 29.4% 32,470
Riverside County 480,944 66.3% 243,949 33.7% 724,893
Source: 2010 and 2019 ACS 5-Year Estimates DP04
According to the Census ACS estimates, 5,593 units were vacant in 2010, while 6,526 units were vacant 2019 in the City. This indicates that that the overall vacancies increased in the City. Between 2010 and 2019, the number of units for rent decreased while the number of unoccupied rental units increased.

Additionally, the number of units for sale decreased and sold, unoccupied units increased. The vacancy by tenure trends from 2010 to 2019 are summarized in Table 24.

Table 24. Vacant Units by Tenure in Indio (2010 and 2019) Status 2010 2019
Units Percent Units Percent
For rent 1,166 21.0% 1,008 15.4%
Rented, not occupied 51 0.9% 99 1.5%
For sale only 810 14.6% 454 7.0%
Sold, not occupied 102 1.8% 302 4.6%
For seasonal, recreational, or occasional use 2,986 53.7% 4,150 63.6% For migrant workers 4 0.1% 42 0.6%
Other vacant 474 8.5% 471 7.2%
Total 5,593 100% 6,526 100%
Source: U.S. Census 2010 H5, 2019 ACS 5-Year Estimates B25004

1.6.3 Vacancy Rates
Vacancy rates are an indicator of housing supply and demand. Low vacancy rates indicate greater upward price pressures and a higher rate indicates downward price pressure. In general, an optimal vacancy rate is 2 percent for owner-occupied housing and 4 to 6 percent for rental units in a mature community, which indicates a stable housing market. This level of vacancy is assumed to ensure sufficient residential mobility and housing choice while providing adequate financial incentive for landlords or owners to maintain and repair their homes. In 2010, the vacancy rate in the City was approximately 19 percent. In 2020, the estimated vacancy rate reduced to approximately 17 percent, according to the DOF. Although these vacancy rates are higher than what is considered “healthy,” the City does experience fluctuations in vacancy rates due to seasonal conditions. Several developments within the City cater to residents who live in the City for only a portion of the year. Depending on the time of year, the vacancy rates may be lower or higher than reported by the Census Bureau. Table 25 shows the occupancy status of all housing units in the City in 2010 and 2020.

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Occupancy Status 2010 Percent of Total
Units 2020 Percent of Total
Units
Total Occupied Housing Units 23,378 80.7% 27,136 83.4%
Vacant Housing Units 5,593 19.3% 5,403 16.6%
Total Housing Units 28,971 100% 32,539 100%
Source: DOF E‐5 City/County Population and Housing Estimates 2010–2020

1.6.4 Housing Condition
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. Table 26 categorizes the City’s housing units by the units’ year of construction. 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.

Table 26. Housing Stock by Year Built in Indio
Year Built Units Percent of Total Housing Units
2014 and later 1,360 3.5%
2010–2013 1,446 3.7%
2000–2009 15,664 40.2%
1990–1999 4,713 12.1%
1980–1989 6,585 16.9%
1970–1979 3,918 10.0%
1960–1969 2,603 6.7%
1950–1959 2,103 5.4%
1940–1949 376 1.0%
1939 or earlier 228 0.6%
Total Housing Units 38,996 100%
Source: 2019 ACS 5-Year Estimates DP04

There are several other Census indicators that are useful in identifying potential units in need of replacement or demolition. These indicators include units without heating, or units with incomplete facilities, including units lacking conventional plumbing, or units lacking complete kitchen facilities. The latter variable may also be an indicator of units constructed illegally. According to 2019 Census ACS estimates, only 0.1 percent of occupied housing units (42 units) in the City lacked complete plumbing facilities, and 0.3 percent lacked complete kitchen facilities. Approximately 5.5 percent, or 1,789 units,

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The County of Riverside Department of Housing, Homelessness Prevention, and Workforce Solutions (2020-2021), provided support for the rehabilitation of 32 housing projects in 2020-2021 to improve the conditions of substandard housing for lower‐income homeowners, seniors, and disabled persons throughout the County of Riverside. In 2019-2020, 224 housing units were rehabilitated throughout the County of Riverside through the No Place Like Home Program. These represent only a fraction of a percent of the region-wide housing stock. Additionally, during the 5th Cycle Housing Element, the City funded the rehabilitation of 108 total homes.

During the previous housing element cycle, the City received three rounds of Neighborhood Stabilization Program funding and rehabilitated a total of 108 homes, which represents approximately 0.2 percent of the City’s housing stock. The range in estimates for the number of units in the City that are in need of repair and replacement varies greatly. Whereas Census data demonstrates high estimates ranging between 5.5 percent and 40 percent, low ranges are provided through local data which indicate that the low estimates could be approximately 1 percent of the housing stock. To gather more precise local estimates, the City will conduct a comprehensive survey of current housing conditions in the City through implementation of Program 8, Code Compliance, of the Housing Element.

Housing Costs and Rents
High housing costs compared to household income can create housing challenges for households whose incomes fall below the AMI. When the housing stock does not meet the varying income needs of households at all income levels, housing affordability can become a burden on many households, especially those with limited earnings. This section evaluates housing cost trends in the City.

1.7.1 Housing Price Trends
Table 27 presents 2019 estimates of owner‐occupied housing values. In 2019, just under 25 percent were valued below $200,000. The largest proportion of homes fell within the $300,000 to $499,999 value range.

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Under $50,000 1,135
$50,000 to $99,999 774
$100,000 to $149,999 1,251
$150,000 to $199,999 2,334
$200,000 to $299,999 7,575
$300,000 to $499,999 8,039
$500,000 to $999,999 1,661
$1,000,000 and above 162
Total 22,931
Median value: $281,400
Source: 2019 ACS 5-Year Estimates DP04
As shown in Table 28, the median sale price for homes in the City was $325,000 in 2018. This represents an increase in the median sales price in 2010 by approximately 81 percent. The median sales price in the City was lower than the median sales price Countywide in 2018; however, it should be noted that, according to Census ACS data, the City’s median income was $53,669 in 2018, and the County’s median income was $67,005. It is estimated that in addition to a $65,000 (20 percent) down payment for the purchase of a $325,000 house, a buyer would need to earn approximately $57,000 a year assuming a 3 percent interest rate on a 30-year mortgage. This indicates that if buyers can find the means for a down payment, the median house price is within reach for above moderate- and some moderate-income households, and may even be within reach for select low-income households. However, a 20 percent down payment can be a challenge for many potential buyers, and although some lenders will often accept lower down payments, this is usually in exchange for higher interest rates.

Table 28. Median Home Sale Price in Indio (2018)
Jurisdiction Year 2010 Year 2018 Percent Change
Indio $180,000 $325,000 80.6%
Riverside County $200,000 $380,000 90%
Source: SCAG 2020

Figure 2 demonstrates the median home sale price for homes in the City from 2000 through 2018. From 2000 to 2018, median home sale prices in the City increased 160 percent. The highest experienced median home price since 2000 was $380,000 in 2006. Comparatively, within the same period, AMI increased less than 1 percent, indicating that housing costs are outpacing incomes.

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Source: SCAG Local Profiles, SCAG median home sales price calculated as household-weighted average of County medians.

Figure 2. Median Home Sales Price for Existing Homes in Indio (2000–2018)

1.7.2 Rental Prices
Table 29 provides median monthly rent estimates by number of bedrooms in the housing unit.

According to the 2019 estimates, the median monthly rent for a studio apartment in the City was $693 per month, or $8,316 per year. The minimum annual income needed to afford a studio apartment without being burdened by the costs is $27,720 a year. For comparison, a three-bedroom apartment costs nearly twice as much as a studio, and the minimum household income needed to not be burdened by the housing cost is $54,120. Although families with children often need more bedrooms, they also often have additional costs related to childcare and education, leaving appropriately sized housing units further out of reach, especially for lower-income households.

Table 29. Median Monthly Rent by Unit Size in Indio (2019) Unit Size Median Gross Rent
Studio $693
1 Bedroom $878
2 Bedrooms $1,043
3 Bedrooms $1,353
4 Bedrooms $1,972
5 or More Bedrooms $2,322
Source: 2019 ACS 5-Year Estimates B25031

$0
$100,000
$200,000
$300,000
$400,000
Median Home Sales Price

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1.7.3 COVID-19 Impact on Home Prices
Due to the seriousness of the public health crisis resulting from COVID-19, there is a lot of economic uncertainty. Southern Californians, challenged by the pandemic, bought the fewest homes in June 2020 than in any June on record, while record-low mortgage rates helped push the median selling price to an all-time high.

Based on the CoreLogic Home Price Insights report, annual home price growth accelerated to its fastest rate in nearly 2 years in July 2020 in response to strong purchase demand because of the sudden wave of relocations made possible by remote work and the historically low mortgage rates falling below 3 percent. However, the number of sellers remained low in the summer of 2020, while the pool of prospective buyers expanded after some lockdown restrictions were lifted, as well as attractive, historically low, mortgage rates. Without homes for sale, the uneven buyer/seller dynamic led to an extremely competitive and challenging market for homebuyers.

On a nationwide level, the national Housing Price Index Forecast shows annual home price growth slowing through the middle of 2021, reflecting the anticipated elevated unemployment rates. This could lead to an increase of distressed-sale inventory as continued financial pressures leave some homeowners unable to make mortgage payments, especially as forbearance periods end.

In response to the COVID-19 pandemic, the City has implemented resources to protect residents and the vulnerable rental population in the City. The City Council approved an additional $755,754 in Community Development Block Grant-Coronavirus funding for new programs that directly help residents because of circumstances brought on by COVID-19. These funds pay for a rental assistance program for City residents in partnership with Lift to Rise and a water utility delinquency program in partnership with United Way of the Desert and the Indio Water Authority. Of the funds allocated by the City Council at its January 2021 meeting, $110,000 in Community Development Block Grant-Coronavirus funding is earmarked to help eligible Indio Water Authority customers who have past-due water bills because of issues related to COVID-19, and $573,106.67 is set aside to pay for and administer a rental payment assistance grant program. Similar to programs already in place through Riverside County, Lift to Rise helps disburse funds to renters in the City who are in need of immediate help in paying past-due rent.

Approximately 285 households in the City could see relief through this program. See Section 4.1, Fair Housing Enforcement and Outreach Capacity, in Appendix D for additional program details.

Special Needs Populations
Housing Elements must include an analysis of special housing needs because certain segments of the population have more difficulty in finding decent, affordable housing due to special needs. This section identifies the special needs populations in the City, including older adults, large households, female‐ headed households, persons with disabilities, persons experiencing homelessness, and farmworkers.

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1.8.1 Older Adults
According to SCAG’s Local Housing Data, Federal housing data defines a household as an “elderly family” if it consists of two persons with either or both age 62 or older. Typically, older adults are retired and have fixed incomes, and often have special needs related to housing location and construction. Even older adult homeowners, who are at an advantage because their housing payments are fixed, are still subject to increasing utility rates and other living expenses. Moreover, many older adult residents may elect to remain in their own homes that are not designed to accommodate their special needs.

Due to limited mobility, older adults typically need access to services (e.g., medical and shopping) and public transit. In terms of housing construction, older adults may need ramps, handrails, elevators, lower cabinets and counters, and special security devices to allow for greater access, convenience, and self‐protection. The City recognizes that many older adults encounter temporary and permanent changes in their ability to conduct the tasks necessary for daily living. Universal design features create housing suited for people of all abilities, and can allow residents to stay in their homes over their lifetime. Through implementation of Program 1, Accessibility, the City will promote 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. The program also suggests including a universal design checklist or posting accessibility guides on the City’s website.

According to HUD’s CHAS estimates, there were a total of 7,865 older adult households in the City in 2016. Of those total households, approximately 17 percent earned less than 30 percent of the AMI (compared to approximately 24 percent in the SCAG region), and approximately 31 percent earned less than 50 percent of the AMI (similar to the SCAG region). Table 30 provides a summary of the “elderly family” households in the City by income category, relative to the surrounding area.

Table 30. Older Adult Households by Income and Tenure in Indio (2020) Income Category Owner Renter Total Percent of Total Older Adult Households
<30% HAMFI 830 515 1,345 17.1%
30%–50% HAMFI 770 305 1,075 13.7%
50%–80% HAMFI 1,075 280 1,355 17.2%
80%–100% HAMFI 585 75 660 8.4%
>100% HAMFI 3,100 330 3,430 43.6%
Total Households 6,360 1,505 7,865 100%
Source: SCAG 2020
HAMFI = Housing Urban Development Area Median Family Income During the previous 2014–2021 Housing Element planning period, the following senior housing development was built in the City:
• Parkwood at Polo Grounds Apartments: 55+ apartment community built in 2015 with amenities and 124 units.

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• Christiansen Apartments: 55+ apartment community with amenities and 145 units , also accommodating persons with disabilities.
• Cielo Vista Apartments: apartment community with amenities and 112 units. • Horizons at Indio: 55+ apartment community with amenities and 80 units , also accommodating persons with disabilities.
• Indigo View Apartments: apartment community that will work with seniors based on income. • Indio Gardens Apartments: 62+ apartme nt community with amenities and 151 units, also accommodating persons with disabilities.

The following communities, resources, and services addressing the needs of older adults exist in the City:
• Angelic Hands : assisted living facility providing assistance with daily tasks, medication management, and activities.
• Desert Cottages: assisted living facility specializing in memory care, pet therapy, hospice, and respite care.
• Desert S ky’s Board and Care: assisted living facility providing activities an d a variety of therapies.
• Desert Springs Healthcare: 68-bed nursing facility with semi and private rooms, open 24 hours a day and seven days a week.
• Indio Senior Center: senior community center providing a variety of recreational activities and classes, as well as seminars, assistance, and Medicare counseling. • Indio Springs Healthcare: 99-bed skilled nursing facility with 36-bed sub-acute unit, providing long- or short-term care and a variety of rehabilitation services.

Additional Resources serving the older adult population include:
• Alzheimer’s Association Support Group: contact Indio Senior Center for dates and additional information.
• Hidden Harvest Senior Market: farmers market held at the Indio Senior Center on Tuesday mornings, providing older adults with fresh produce at little to no cost. • Meals on Wheels : freshly made meals available for delivery. Participants must be 60+ and homebound due to illness, disability, or isolation. Interested parties may contact the Mizell Senior Center at (760) 323-5689.

See Section 1.1.4.1, Senior Housing in Appendix C, for a discussion on the City’s current zones that can accommodate housing developments for older adults.

Table 31 provides a detailed overview of the housing developments, resources, and services available for Older Adults in the City.

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Indio Senior Center
45-700 Aladdin Street
Indio, CA 92201
760.391.4170
• Provides a variety of recreational activities and classes, as well as seminars, assistance, and Medicare
counseling.

Skilled Nursing
Desert Springs Healthcare
82-262 Valencia Avenue
Indio, CA 92201
760.347.6000
• 68-bed facility with private and semi-private rooms and open 24 hours a day, seven days a week, including
visitations.
• Long-term and short-term care. Services includes a
variety of therapies.

Indio Nursing and Rehabilitation Center
47-763 Monroe Street
Indio, CA 92201
760.347.0750
• 99-bed skilled nursing facility with a 36-bed sub-acute unit.
• Provides long-term and short-term care, and a variety of rehabilitation services.

Independent Living
Christiansen Apartments
81-901 Shadow Palm Avenue
Indio, CA 92201
760.342.1432
• 145-unit apartment complex for 55+ and disabled
persons.

Cielo Vista Apartments
81-820 Shadow Palm Avenue
Indio, CA 92201
760.342.1432
• 112-unit apartment complex for 55+ lifestyles.

Horizons at Indio
45-405 Monroe Street
Indio, CA 92201
760.342.6961
• 80-unit apartment complex for 55+ and disabled persons.

Indio Gardens Apartments
82-490 Requa Avenue
Indio, CA 92201
760.347.4993
• 151-unit apartment complex for 62+ and disabled
persons.

Parkwood at Polo Grounds
81-777 Ave 48
Indio, CA 92201
760.347.3700
• 124-unit apartment complex for 55+ lifestyles.

Assisted Living
Angelic Hands
82-397 Stradivari Road
Indio, CA 92203
760.342.0248
License # 336426747
• Assistance with daily tasks, medication management,
and activities.

Desert Cottages
83-617 Himalaya Drive
Indio, CA 92203
760.342.7767
License # 336413271
• Specializes in memory care, pet therapy, hospice, and respite care.

Desert Sky’s Board & Care
84-701 Veliero Court
Indio, CA 92203
951.522.1425
License # 336413279
• Services provide 24-hour supervision, assisted daily
activities, and a variety of therapies.

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1.8.2 Persons with Disabilities, Including Developmental Disabilities Physical and developmental disabilities can hinder access to traditionally designed housing units, and potentially limit the ability to earn adequate income. Therefore, persons with disabilities often have special housing needs. Special exterior and interior design features 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 are needed in bathrooms, cabinet doors must be accessible, and light switches and other devices need to be within easy reach. Retrofitting an existing structure may cost thousands of dollars and be well beyond the reach of those households with lower incomes. The lack of housing to accommodate a person’s physical or developmental disability is even more pronounced when it comes to market-rate rental units. Unless such provisions are made for persons with a disability during original construction, such facilities will not likely be provided in a typical rental unit.

Disability types include individuals with hearing, vision, cognitive, ambulatory, self-care, or independent living difficulties. The Census ACS provides clarifying questions to determine persons with disabilities and differentiate disabilities within the population. The ACS defines a disability as a report of one of the six disabilities identified by the following questions:
• Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing? • Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing glasses?
• Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this pe rson have serious difficulty concentrating, remembering, or making decisions? • Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs? • Self-Care Disability: Does this person have difficulty dressing or bathing? • Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this person have difficulty doing errands alone such as visiting a doctor’s office or shopping? Households with members who have a physical or developmental disability are also often occupied by older adults. In the City, approximately 34 percent of residents 65 years of age and older had a disability according to 2019 Census estimates. Of those older adults with disabilities, the most commonly occurring disability was an ambulatory disability, experienced by approximately 24 percent of the City’s older adults. The second most common disability was an independent living difficulty, experienced by approximately 18 percent of the City’s older adults.

Table 32 indicates the number of persons with a disability in the City arranged according to key age groupings in 2019. Of the population of working aged adults (18 to 64 years of age) identified in the 2019 Census ACS estimates, approximately 7 percent were identified as having a disability. The most prevalent disability type for those under 18 years of age is cognitive difficulty, and ambulatory is the most common among the other age groups (18 years and older). The City is currently working on implementing its Safe Routes to School project with construction expected to begin in the winter of 2021. The project, which leverages both state and federal funding, will increase accessibility and mobility for residents by constructing over five miles of new sidewalk around Herbert Hoover

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 844 of 1245 Page | 26 City of Indio Appendix B: Community Profile Elementary School. The project will upgrade pedestrian access ramps and driveway approaches to meet current Americans with Disabilities Act (ADA) standards, plus add some signage, crosswalks, and street striping. In addition, the City recently approved Phase I and II of the Arroyo Crossing mixed-use project.

The development will provide a total of 396 new affordable rental units, including 61 ADA and accessible units and 41 sensory impaired units pursuant to California Building Code Chapter 11B. See Section 1.8.3, Large Families and Households, for additional project details.

Table 32. Disability Status of Indio Residents (2019)
Disability Type Percent of Population with Disabilities Under 18 Years 18 to 64 Years 65+ Years Total
Hearing Difficulty 0.4% 1.3% 13.0% 3.4%
Vision Difficulty 0.8% 1.1% 5.6% 1.9%
Cognitive Difficulty 1.3% 2.8% 6.2% 3.2%
Ambulatory Difficulty 0.7% 3.4% 22.7% 6.8%
Self-Care Difficulty 0.6% 1.1% 5.9% 2.0%
Independent Living Difficulty — 2.8% 11.4% 4.9%
Source: 2019 ACS 5-Year Estimates Data S1810

State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. The disabilities may include an intellectual disability, cerebral palsy, epilepsy, autism, and other developmental disabilities (Welfare and Institutions Code Section 4512). Many persons with a developmental disability can live and work independently within a conventional housing environment.

Individuals with a more severe developmental disability may require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities can exist before adulthood, the first issue in supportive housing for a person with a developmental disability is often the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

As defined by Federal law, “developmental disability” means a severe, chronic disability of an individual that:
• is attributable to a mental or physical impairment or combination of mental and physical impairments;
• is manifested before the individual attains age 22;
• is likely to continue indefinitely;
• results in substantial functional limitations in three or more of the following areas of major life activity: (a) self-care, (b) receptive and expressive language, (c) learning, (d) mobility, (e) self-direction, (f) capacity for independent living, or (g) economic self-sufficiency; and • reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 845 of 1245 Page | 27 City of Indio Appendix B: Community Profile The State Department of Developmental Services currently provides community-based services to persons with developmental disabilities and their families through a Statewide system of 21 community- based, non-profit agencies known as regional centers. The Inland Regional Center is one of the 21 regional centers that serve the City that provide a point of entry to services for people with developmental disabilities. As of December 2020, there were approximately 648 persons in the City who had been diagnosed with a developmental disability and are receiving case management services at the Inland Regional Center, including 325 residents between 0 to 17 years old and 323 residents 18 years and older. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the population that can be defined as developmentally disabled is 1.5 percent; therefore, based on the number of people who are diagnosed and receiving treatment, the City is below this threshold at 0.007 percent.

The City will address the needs for persons with disabilities through various Programs in the Housing Element, including Program 1, Accessibility, which will increase opportunities for those with temporary, developing, or permanent disabilities using accessible, universal designs; Program 5, Analysis of Impediments to Fair Housing Choice, which identifies obstacles to fair housing and provides outreach affecting those with special needs; Program 17, Housing Assistance Resources, which aims to maximize participation in housing assistance programs by disseminating informational materials and resources to inform residents of program availability, eligibility, and requirements; and Program 28, Reasonable Accommodation Procedures, which provides persons with disabilities an equal opportunity to use and enjoy a dwelling through accommodations and relief from regulations.

The following provides services for persons with disabilities exist in the City:
• Adult Protective Services: aids older adults and persons with d isabilities by alleviating physical, sexual and financial abuse, neglect, isolation and abandonment, abduction and mental suffering.
• All-Desert Wellness Center: organization providing mental and behavioral health services for individuals, children, adolescents, couples, seniors, and families in the Coachella Valley. • In-Home Supportive Services (IHSS): an alternative to out-of-home care, IHSS will help pay for services provided to individuals over 65 years of age, disabled (adult or child), or blind. • Office on Aging: care services for seniors and persons with disabilities. • Sundial/Sunline of the Coachella Valley: transportation for seniors and persons with disabilities.
• Volunteers of America Southwest: non-profit aiding with behavioral health services, veterans services, and affordable housing.

In addition, communities, resources, and services for older adults with disabilities can be found in Section 1.8.1 Older Adults. Communities, resources, and services for persons with disabilities seeking emergency housing assistance can be found in Section 1.8.5 Population Experiencing Homelessness and Transitional Housing.

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1.8.3 Large Families and Households
The term “large family” refers to a family of five or more persons. According to the 2019 Census ACS estimates, there were 24,239 families in the City with an average family size of 3.3 people. Of those families, 2,593 families had five or more people. It is important to note that over a quarter of the large families in the City were below the poverty level (219 families) in 2019, according to Census ACS data.

As defined by HCD, large households are defined as having five or more persons living within the same household. Large households are considered a special needs group because they require higher bedroom counts. Due to the limited supply of adequately sized units to accommodate large-family households, large families face an above‐average level of difficulty in locating adequately sized affordable housing. Even when large units are available, the cost is generally higher than that of smaller units. The lack of supply, compounded with the lower income of larger families, results in many large families living in overcrowded conditions. According to Census ACS estimates, the total number of overcrowded households has decreased in the last decade. As presented in Table 33, there were 3,907 households in the City in 2019 with at least five persons, representing 12 percent of the households in the City. By comparison, in 2011, there were 5,265 households in the City with at least five persons, representing 22.9 percent of the total households in the City at that time.

According to Census ACS estimates, approximately 23 percent (9,062 units) of the City’s total housing units had four rooms and approximately 64 percent (24,969 units) had five or more rooms in 2019. Of the City’s renter-occupied housing units, approximately 74 percent (7,061 units) had four or more rooms, including 1,875 units with six or more rooms. Based on the number of housing units available with five or more rooms, there is an adequate supply of large units. However, based on the median monthly rent estimates discussed in Section 1.7.2, Rental Prices, the median monthly rent for a unit with five or more bedrooms would be $2,322 and the median monthly rent for a unit with four bedrooms would be $1,972. Based on 2020 State Income Limits as discussed in Section 1.5.3, Household Income and Extremely Low-Income Households, a five-person, low-income household would be spending approximately 36 percent of their income on rent for a four-bedroom unit or approximately 43 percent of their income on rent for a five-bedroom unit. A five-person, median-income household would be spending approximately 29 percent of their income on rent for a four-bedroom unit or approximately 34 percent of their income on rent for a five-bedroom unit. When considered six-person, low-income households, they would be spending approximately 34 percent of their income on rent for a four- bedroom unit or approximately 40 percent of their income on rent for a five-bedroom unit. A six-person, median-income household would be spending approximately 27 percent of their income on rent for a four-bedroom unit or approximately 32 percent of their income on rent for a five-bedroom unit.

Meaning that most five- and six-person households earning less than the median income would be rent burdened or severely rent burdened when renting adequately sized units, or face overcrowding conditions in small housing units.

As further detailed in Section 4.2, Planned, Approved, and Prospective Projects, in Appendix E, the City recently approved Phase I and II of the Arroyo Crossing mixed-use project. The project is expected to be completed during the planning period and will provide a total of 396 affordable units. All units will be affordable for a 55-year period per recorded covenants, and include units affordable to extremely low-, very-low, and low-income households. Phase I of the project will provide 184 new rental units, including

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The City will do so through implementation of various Programs in the Housing Element, including Program 33, Sites Inventory Zoning Update Program, which will drastically increase the opportunity for multifamily housing development in the City and create the opportunity for at least 2,286 units of multifamily housing for lower-income households through the adoption of the City’s updated Zoning Ordinance; Program 4, Affordable Homeownership Opportunities, which can increase opportunities for homeownership for lower- and moderate-income households, providing access to larger housing units than traditional multifamily rental units; and Program 11, Development Incentives and Program 15, External Funding Opportunities, which aim to implement a range of financial and regulatory incentive approaches and seek funding sources to facilitate the development of housing for lower-income households.

Table 33. Large Households by Tenure (2019)
Number of Persons in Unit Owner Occupied Renter Occupied Total Five 1,311 917 2,228
Six 601 208 809
Seven or More 595 275 870
Total 2,507 1,400 3,907
Source: U.S. Census, 2014–2019 ACS B25009

1.8.4 Female‐Headed Household and Single Parent Households According to Census ACS estimates, there were 32,470 households and 20,747 family households in the City in 2019. Of those total households, 3,579 were female-headed, or approximately 11 percent of the total households and 17 percent of family households. Of those female-headed households, 2,183 households (approximately 11 percent of the total family households) had related, dependent children younger than 18 years of age. This data is important when considering social service needs, such as childcare, recreation programs, and health care, which are of special concern to these households.

Female‐headed households also tend to have comparatively low rates of homeownership, lower incomes, and high poverty rates, which often makes the search for affordable, decent, and safe housing more difficult. According to Census ACS data, approximately 32 percent of female-headed households with related children younger than 18 years (702 households) were experiencing poverty in 2019, compared to 11 percent of total family households in the City who were experiencing poverty. In terms of housing tenure, female-headed household tenure was split nearly evenly between owner-occupied and renter-occupied: 51 percent and 49 percent, respectively. However, it is important to note that approximately 39 percent of renter-occupied female-headed households were experiencing poverty in 2019, compared to 7 percent of owner-occupied female-headed households, and renter-occupied householders were much more likely to have children in the household than were owner-occupied householders. Table 34 summarizes the number of female-headed households below the poverty level by household’s tenure.

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 848 of 1245 Page | 30 City of Indio Appendix B: Community Profile In addition to the 3,579 female-headed households with dependent children younger than 18 years of age, there were 1,109 male-headed households, no spouse present, with dependent children younger than 18 years of age in the City in 2019. In total, the male- and female-headed households with no spouse present with dependent children younger than 18 (5,520 households) accounted for approximately 17 percent of the total households in the City. Table 35 summarizes the number of single- parent households below the poverty level for households with and without related children of the householder younger than 18 years of age.

Table 34. Female-Headed Households in Poverty by Tenure Status in Indio (2019) Household Type
Owner Renter
Total Number of
Households
Percent Below
Poverty Level
Number of
Households
Percent Below
Poverty Level
Family Households 15,245 (73.5%) 5.7% 5,502 (26.5%) 25.4% 20,747 Female-Headed, No
Spouse Present 1,827 (51%) 6.8% 1,752 (49%) 38.5% 3,579 Source: 2019 ACS 5-Year Estimates Data B17010, S1702

Table 35. Single-Parent Households in Poverty in Indio (2019) Household Type Total
Households
Households
Below Poverty
Level
Households with Related
Children of the Householder
Under 18 Years
Households Below Poverty Level
with Related Children of the
Householder Under 18 Years
Family Households 20,747 2,265 (10.9%) 8,555 1,721 (20.1%) Female-Headed, No
Spouse Present 3,579 799 (22.3%) 2,183 703 (32.2%)
Male-Headed, No
Spouse Present 1,941 372 (19.2%) 1,109 361 (32.6%)
Source: 2019 ACS 5-Year Estimates Data B11004

1.8.5 Population Experiencing Homelessness and Transitional Housing The Continuum of Care (CoC) Program, under the County of Riverside Department of Public Social Services, provides assistance for the County of Riverside in working with people experiencing homelessness. The CoC Program is a network of private and public sector service providers that help organize and deliver supportive social services, including housing options, that meet the specific needs of individuals and families experiencing homelessness. The CoC Program is also tasked to track and manage the homeless community in their area. One of most important activities entrusted to the CoC Program is the biannual count of the homeless population and an annual enumeration of emergency systems, transitional housing units, and beds that make up the homeless assistance systems. These counts provide an overview of the state of homelessness in a CoC area, and offer the information necessary to redirect services, funding, and resources as necessary.

To further their efforts, the County of Riverside CoC Program oversees the Point-in-Time Count of unsheltered adults on a single day to determine the extent of homelessness in Riverside County. The

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 849 of 1245 Page | 31 City of Indio Appendix B: Community Profile Federally mandated annual census of persons experiencing homelessness known as the Point-in-Time Count is meant to be a one-day snapshot of persons living either on the streets or in short-term shelters.

Various circumstances that may lead to homelessness include the following:
• Chronically homeless, single adults, including non -institutionalized, mentally disabled 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 temporarily homeless due to financial circumstances or are in the process of searching for a home (single -parent fami lies, m ostly 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.

Of the 83 unsheltered homeless individuals that were counted, 52 were open to interviews. The following observations were made about the subpopulation:
• White was the most common race individuals identified with, at 42%. The remainder of individuals identified with multiple races or the race was unknown. • Forty percent of indiv iduals identified as Hispanic, 38% of individuals identified as non - Hispanic, and 24% were unknown.
• Males accounted for 67% of the population and females accounted for 30%. Two percent had an unknown gender.
• Most of these individuals were over age 24, at 8 6%. Youth accounted for 7% and 7% were unknown.

Additionally, those who were interviewed gave the following responses:
• All but one of the individuals were veterans.
• Half of these Individuals were chronically homeless.
• More than half of the subpopulation di d not have substance abuse, PTSD, mental health conditions, physical disabilities, develop mental disabilities, brain injuries, were victims of domestic violence, or had HIV or AIDs.
• Substance abuse, PTSD, mental health conditions were the most common responses among those who answered “yes” to having these conditions.
• Of those who served jail t ime, 2 had complete sentences after 90 days, 2 had complete sentences after 12 months, and 4 were on a 12-month probation.

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Revised Resolution No. 10254 re-approving the revised version of Housing... Page 850 of 1245 Page | 32 City of Indio Appendix B: Community Profile The City will implement programs to address homeless and transitional services and facilities as indicated in its Housing Element Update. Program 21, Local Housing Trust Fund, entails the establishment of a Local Housing Trust Fund dedicated to the creation, rehabilitation, and preservation of affordable housing, transitional housing, and emergency services. The Community Development Department and Finance Department will need to identify a dedicated revenue source to ensure the availability of resources on a regular basis. Additionally, the City will explore funding sources such as commercial linkage fees, an inclusionary housing ordinance, or other fees or taxes. Program 22, Low-Barrier Navigation Centers, will amend the Zoning Code to permit its development as a use by-right in mixed-use and non-residential zones that permit residential uses. These are temporary facilities that focus on moving people into permanent housing. Case managers will provide individuals experiencing homelessness a connection to income, housing benefit, health services, shelter, and housing opportunities.

A full analysis as 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 for the City is included in Appendix C of the Housing Element (refer to Appendix C, Section 1.1.4.4, Emergency Shelters, Transitional Housing, and Supportive Housing).

Table 36 lists homeless and transitional services and facilities located in or near the City.

Table 36. Indio Area Homeless and Transitional Services and Facilities Facility Services
ABC Recovery Center
44‐374 Palm Street
Indio, CA 92201
760.342.6616
Residential treatment and transitional living facilities. • 6 detox beds where people stay 5 to 7days.
• 40 beds – Transitional living residential village with 10, four‐ bedroom bungalows. Residents stay up to a year.
• Average 4–5 beds are available/empty each night.

Coachella Valley Rescue Mission
47‐518 Van Buren Street
Indio, CA 92201
760.347.3612
The Mission is the only drop‐in shelter in the Valley.
• Emergency shelter with an average count of 90 to 95 beds for people experiencing homelessness or struggling to make ends meet.
• Residential shelter with 150 beds for people recovering from homelessness, poverty, and other struggles in long-term programs.
• 7–8 family rooms that accommodate mothers with young
children (for 60+ women and children).
• 2–6 beds available/empty on average every other month.

Harrison House by Safe House of the Desert
72-695 La Canada Way
Thousand Palms, CA 92276
760.636.4799
Transitional living program designed for youth ages 18 to 22. • 15-unit apartment complex.
• Services offering counseling, life-skills training, medical health assistance, education assistance, employment assistance, and aftercare.

Martha’s Village and Kitchen
83‐791 Date Avenue
Indio, CA 92201
760.347.4741
Emergency residential facility providing housing for homeless adults and children.
• Emergency residential facility for families with 120 beds consisting of 95 beds for families with children and 25 beds for singles in 32 rooms (23 rooms for families, 5 rooms for single men, and 4 rooms for single women).
• Programs and services for non-residents includes a wide range of emergency assistance, including food, clothing vouchers, infant supplies, and more.

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Safe House of the Desert
72-710 East Lynn Street
Thousand Palms, CA 92276
760.343.3221
Immediate shelter for youth.
• 20-bed shelter accommodating teens ages 11-17 and open 24 hours a day, seven days a week.
• Services include counseling, on-site education, substance abuse education, skills lab and aftercare.

Shelter from the Storm
Administrative Offices
73‐555 Alessandro Drive, Suite D
Palm Desert, CA 92260
760.674.0400
Services for women escaping a violent environment. Located in Palm Desert but serving the Coachella Valley.
• 20-bed, 60-day emergency crisis shelter for victims of intimate partner domestic violence and their children fleeing imminent domestic violence in their homes.

1.8.6 Farmworkers
According to HCD, farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural work. The demographics on farm laborers in all California markets are collected and reported on a regional or countywide basis. The data collected includes income, household status, and length of time the laborers work in each area. There are generally three classifications: 1) migrant farmworkers defined as an individual who is required to be absent from a permanent place of residence for the purpose of seeking remunerated employment in agricultural work5 2) Seasonal farmworkers are individuals who are employed in temporary farm work but do not move from their permanent residence to seek farm work1; they may also have other sources of employment.; and 3) permanent farmworkers who are employed most of the year in one location on a generally year-round basis.6
The City permits housing for farmworkers. Any employee housing providing accommodation for six or fewer employees is deemed as a single-family structure with a residential land use and is allowed by-right in the any zone that permits residential development such as multifamily or single-family. For a detailed analysis of housing for farmworkers, refer to Appendix C, Constraints and Zoning Analysis.

Farmworkers have special housing needs because of their relatively low incomes and unstable nature of their jobs. According to the California Department of Employment Development (EDD), the County of Riverside is home to approximately home to 10,620 farmworkers (crops, nursery, farm, ranch, aquacultural) as of 2018. The EDD expects this sector to grow by approximately 150 farmworker jobs or 1.4 percent by 2028. 2019 ACS, estimated 803 City residents (approximately 3 percent of the civilian employed population) were employed in agriculture, classified as farming, fishing, and forestry occupations. However, the ACS numbers do not reflect the migrant or annual workers who “live” in the area from 3 to 9 months each year.

SCAG Pre-Certified Local Housing Data indicates approximately 1.16 percent of City residents are permanent farmworkers. Table 37 provides the number of seasonal and full-time farmworkers in the City.

Compared to the SCAG region, the City has a relatively small number of farmworkers.

5 https://www.migrantclinician.org/issues/migrant-info/migrant.html. 6 https://www.hcd.ca.gov/community-development/building-blocks/housing needs/farmworkers/docs/screen10farmworkers.pdf

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Occupation Number of Employees Percent of Indio
Workers SCAG Total
Farming, fishing, and forestry
(seasonal) 790 2.13% 57,741
Full-time, year -round farming,
fishing, and forestry (permanent) 291 1.16% 31,521
Source: SCAG, 2020.

According to the latest U.S. Agriculture Census in 2012, there are approximately 2,949 farms in Riverside County. The U.S. Bureau of Labor Statistics estimated a median hourly wage of $13.78 for farmworkers in the Riverside-San Bernardino-Ontario Metropolitan Statistical Area (May 2020).7 For full-time farmworkers, the median hourly wage equates to approximately $28,660 annually which is well below the Area Median Income of $75,300 for a four-person household as identified on Table 13. Statewide surveys provide some insight into the housing needs of farmworkers such as:
• Limited Income: Farmworkers typically fall within extremely low ‐income groups. While farmworkers are typically paid California’s minimum wage rate, the work is seasonal as is shown in Table 34, there are more seasonal farmworkers than permanent farmworkers .

Therefore, the majority of the farmworkers, who have seasonal employment, in the City are earning less than the median average salary of $28,660. • Overcrowding: Because of their very-low incomes, farmworkers have limited housing choices and often forced to live in overcrowded condition to afford rents. • Substandard Housing Conditions: In addition to overcrowded conditions, farmworkers will often occupy substandard housing, including in formal shacks, illegal garage units, and other structures generally unsuitable for occupancy. Research suggests farmworker health maybe linked to negative mental and physical health outcomes since much of farmworker housing is in poor condition including exposure to mold, mildew, and other allergens; pesticides; and structural deficiencies.8
As previously mentioned, due to low wages, and the seasonal and transient nature of the occupation, farmworkers have limited housing choices. While the City is not responsible for development, the City is responsible for ensuring there is capacity for affordable housing. Examples of affordable housing in the City include the Horizons at Indio, a 2008 development project from Urban Housing Communities, which is an 80-unit affordable, senior housing complex with 40 units occupied by former or current older adult farmworkers. In addition, the Coachella Valley Housing Coalition (CVHC) has developed and owns 39 rental housing developments, totaling 2,853 units, in the Coachella Valley. The rental projects are developed to house low‐income families and individuals looking for a steppingstone to homeownership,

7 https://www.bls.gov/oes/current/oes452092.htm
8 “Farmworker Housing in the United States and Its Impact on Health.” Quandt, Sara A. et al, (2015). https://doi.org/10.1177/1048291115601053.

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During the outreach period for the development of the Housing Element, a local non-profit noted that there are approximately 10,000 people on an affordable waiting list for the Coachella Valley region.

Recognizing the need for farm labor in the community, the Coachella Valley Housing Coalition currently operates the developments catering to the farmworker population shown in Table 38. Additionally, 100 units, including 99 very-low- income deed-restricted farmworker units, are expected to be completed during the 2021–2029 planning period for Villa Hermosa Apartments Phase III.

Table 38. Coachella Valley Housing Coalition (CVHC) Farm Worker Housing in Indio Name Units/Services
Desert Garden Apartments
83‐880 Avenue 48
Indio, CA 92201
88 units – Multi-family, farmworker
Fred Young Labor Apartments
47155 Van Buren Street
Indio, CA 92201
100 units – Family, farmworker
Villa Hermosa Apartments
83-805 Drive, Carreon Boulevard
Indio, CA 92201
Phase I: 85 units – Family, farmworker
Phase II: 68 units – Family, farmworker
(Phase III will provide an additional 100 units to replace Fred Young Labor Apartments)
In addition, three housing projects in the region are being developed by Coachella Valley Housing Coalition through the Coachella Valley’s housing catalyst fund called “We Lift.” The innovative community development partnership brings together local and national actors to stimulate the production of needed affordable housing in the region. The multi-year effort involves more than 50 regional partners, including Lift to Rise, the Low-Income Investment Fund, RCAC, Wells Fargo and County of Riverside Housing, Homelessness Prevention and Workforce Solutions. Table 39 provides details for the first three projects which have received capital from the fund.

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Name Units/Services
Las Casas Apartments
51550 Tyler St. and 51600 Tyler St.

Coachella, CA 92236
128 units Family, Farmworker (30% to 60% of AMI)
Development will rehabilitate two existing developments.

Amenities include Community rooms, tot lots, and a childcare center.

Vista Sunrise II
Palm Springs, CA
61 units Family, Special Needs (30% to 60% of AMI)
New construction permanent supportive housing. Amenities include a community room, courtyard and dog park.

Oasis Villas Community
66th Avenue
Thermal, CA

160 units Family, Farmworker (30% to 50% AMI)
New construction mixed -use project on 25 -acres. Amenities include a health clinic, community -serving retail spaces, community room, pool, tot lots, a soccer field and a basketball court.

Other regional, statewide, and interstate organizations and agencies also advocate for farmworker rights and quality of life (see Table 40). For example, the Rural Communities Assistance Corporation advocates for numerous populations that generally live and/or work in rural areas including the farmworker population. They successfully advocated for and partnered with the County of Riverside Housing Authority to build and maintain affordable housing units which are designed to fit the needs of farmworkers. The organization, like many others of the sort, also provide farmworkers and other disadvantaged populations with financial planning resources, as well as connect the population to other service groups who advocate for a diversity of remedies to the challenges farmworker communities face.

Table 40. Indio Area Farmworker Advocacy Organizations and Services Organization Services
Coachella Valley Housing Coalition
45701 Monroe St., Suite G
Indio, CA 92201
Phone: 760-347-3457
Email: [email protected]
• Affordable housing acquisition and management
such as the Villa Hermosa Apartments in Indio
• Myriad of financial and regulatory counseling
• Scholarship funds for housing
Rural Communities Assistance Corporation
3120 Freeboard Dr.

West Sacramento, CA 95691
Phone: 916-447-2854
• Technical and financial development assistance
• Advocacy for affordable housing in rural
communities including a partnership for
farmworker housing in the County of Riverside

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Fair Housing Council of Riverside County
4164 Brockton Ave.

Riverside, CA 92501
Phone: 951-682-6581
Email: [email protected]
• Housing advocacy and financial development
counseling
California Coalition for Rural Housing
717 K Street, Suite 400
Sacramento, CA 95814
Phone: 916-443-4448
Email: [email protected]
• Farmworker housing advocacy
• Local leadership training
• Technical development assistance
California Rural Legal Assistance Foundation
1921 N. Gateway Blvd., Suite 102
Fresno, CA 93727
Phone: 559-486-6278
Email: [email protected]
• Provides free civil legal services to low-income
residents of California's rural counties.
• Operate out of an office in the City of Coachella
California Farmworker Foundation
Kensington St.

Delano, CA 93215
Phone: 661-778-0015
Email: [email protected]
• Non-profit providing educational program
• Assistance for farmworker such as food distribution
• COVID-19 Resources such as personal protective
equipment
County of Riverside Agricultural Commissioner’s Office
3403 Tenth St., Suite 701
Riverside, CA 92501
Phone: 951-955-3045
Email: [email protected]
• Provides link phone numbers, and websites for
agricultural related issues.
• Labor standards and enforcement
• Link food stamp resources such as Cal Fresh
Affordable Housing

1.9.1 Assisted Housing Developments at Risk
Section 65583 of the California Government Code was amended in 1991, requiring an analysis of subsidized units and a description of programs to preserve assisted housing developments. One of the foremost housing problems in the State involves the loss of affordability restrictions on a substantial portion of the government-assisted rental housing stock. Much of this housing is “at-risk” of conversion from affordable housing stock reserved predominantly for lower-income households to market-rate housing. Several government programs, with different regulatory standards, were used to finance these properties, and, thus, the nature of the risk of conversion differs. HUD maintains a list of notices (6- month and 12-month) received by HUD pursuant to California’s notice requirements (Government Code Sections 65863.10 and 65863.11). Private owners of assisted multifamily rental housing units who are considering no longer providing rental restrictions and converting restricted units to market-rate units must provide notice to HUD.

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The agreement for Desert Gardens Apartments project-based assistance is set to expire in 2030. This property is subsidized under the United States Department of Agriculture’s Rural Rental Assistance Program. This property was built by CVHC in 1998 and continues to be maintained by this non-profit today. This development offers on-site programs that include preschool and adult education. This property has been identified as a low risk of expiration because the likeliness that the contract with the Department of Agriculture will be renewed is extremely high. As previously detailed, CVHC is a very active local and regional nonprofit affordable housing developer in the City and the Coachella Valley.

CVHC has built more than 4,000 multi and single-family residences, making it the largest developer of low-income housing in Riverside County and one of the largest residential developers of any kind in the Coachella Valley. CVHC broke ground on the Villa Hermosa phase III apartments, a new affordable housing development that will be home to 100 households in the City in Spring 2021, further supporting their long-term commitment to improve the living conditions of low-income individuals and families in the City and region by constructing and operating affordable housing infused with community services programs and other opportunities.

In addition, CVHC has been identified directly by HCD as a candidate entity that could assume responsibility for the replacement of at-risk housing units in the region. Furthermore, if the expiration of these units were to expire without renewal and they were to be replaced through the development of new affordable units, the projected cost of replacing the 88 units would be approximately $12 million, assuming a per-unit cost of approximately $135,000. The renewal of the contract between the non- profit and the Department of Agriculture is the most affordable and most likely strategy for preserving the affordability of the Desert Gardens. Through Program 18, Preservation of Existing Affordable Housing Units, of the Housing Element, the City is committed to doing what it can to ensure the ongoing preservation of those units identified as at-risk.

Further, Program 30, Replacement Requirements, will ensure that replacement requirements consistent with State law are mandated in the City for proposed housing developments on sites that currently have residential uses, or within the past 5 years have had residential uses that have been vacated or demolished that are or were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low income, subject to any other form of rent or price control, or occupied by low- or very low-income households.

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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

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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

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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

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• 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

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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.

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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 869 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 872 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 873 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 874 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

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 877 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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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.

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 893 of 1245 Page | 34 City of Indio Constraints and Zoning Analysis Analysis of Local Efforts to Remove Constraints and
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.

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 894 of 1245 Page | 35 City of Indio Constraints and Zoning Analysis • Fifty percent of all spaces not in a garage shall be in a covered carport. • In addition to the standard requirements, one additional off-street parking space per five units shall be provided and reserved as guest parking.

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.

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 895 of 1245 Page | 36 City of Indio Constraints and Zoning Analysis Quantified Objectives
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

AGENDA ITEM #10.1
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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

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Ultimate
Cost
Recovery
Percentage
Building and Safety Fees

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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

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AGENDA ITEM #10.1
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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

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Building and Safety Fees
Fee Description

AGENDA ITEM #10.1
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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

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AGENDA ITEM #10.1
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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

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AGENDA ITEM #10.1
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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
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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

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AGENDA ITEM #10.1
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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 905 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 906 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

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AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 908 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 909 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

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 910 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

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 911 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.

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 912 of 1245 Page | 2 Appendix D: Affirmatively Furthering Fair Housing Analysis 2 Indio Analysis of Impediments
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.

AGENDA ITEM #10.1
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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

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 914 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

AGENDA ITEM #10.1
Revised Resolution No. 10254 re-approving the revised version of Housing... Page 915 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.