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GPA 01-84 Housing Element - State Dept. of Housing
ANNUAL REPORT OF HOUSING ACTIVITY t OF CON04UNITY REDEVELOPMENT AGENCIES FOR FISCAL YEAR ENDED 30 /00 �r Agency Name and Address: County of Jurisdiction: PALM DRSFRT RFDRVELOPMENT AGENrY Riverside 73-510 Fred Waring Drive Palm Desert CA 92260 California Redevelopment law(Health and Safety Code Section 33080.1)requires agencies to annually report their housing activities and maintenance and use of the Low&Moderate Income Housing Fund(LMIHF). Pursuant to Section 33080.3,a copy of this report must be sent to the State Controller and filed with the Department of Housing and Community Development(HCD)in order for HCD to compile and annually publish a report of redevelopment agencies'housing activities in accordance with Section 33080.6. Please answer each of the following questions in order to determine which HCD Schedules your agency must prepare in order to provide a complete report of housing activity and fund balances for the reporting period. 1. Check one of the items below to identify the Agency's status at the end of the reporting period: ❑ New(Agency was formed during the reporting year but no financial transactions were completed) ® Active(Agency completed financial transactions during the reporting year) ❑ Inactive(Agency did not complete any financial transactions during the reporting year) ❑ Dismantled(Agency is dissolved) 2. How many adopted project areas did the Agency have during the reporting period? 4 If the Agency has one or more project areas,submit a separate copy of SCHEDULE HCD-A for each adopted project area. How many project areas were merged during the reporting period? 0 If the Agency has no adopted project areas,do not submit Schedule HCD-A. 3. Did the Agency conduct any housing activity outside of adopted redevelopment project areas during the reporting period? ® Yes. Prepare and submit one copy of SCHEDULE HCD-B. ❑ No. Do not submit Schedule HCD-B. 4. Did the Agency have any funds in the Low&Moderate Income Housing Fund during the reporting period? © Yes. Prepare and submit one copy of SCHEDULE HCD-C. ❑ No. Do not submit Schedule HCD-C. N 5. During the reporting period,were housing projects completed within a project area or assisted by the agency outside a project area? 0 Yes. Prepare and submit all applicable HCD Schedules D1-D7 and E1 for each housing project completed. ❑ No. Do not submit HCD Schedules D1-D7 or HCD Schedule E1. To the best of my knowledge,the representations made in the above statement and the disclosures contained in the HCD Schedule(s) submitted herewith are true and correct.12/29/00 Date Signature of Authorized Agency Rofesentative Executive Director Title (760) 346-0611 Telephone Number California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-Cover Cover(7/1//00) Page 1 of 1 SCHEDULE HCD-A Inside Project Area Activity for Fiscal Year Ended 06 / 30 /00 AGENCY Project Area #1 Agency Name: PALM DESERT REDEVELOPMENT Project Area Name:Pro J (Amended) Preparees Name,Title: Teresa LaRocca Preparees E-Mail Address: Housing Manager Preparer's Telephone No: (760) 346-0611 Preparer's Facsimile No: (760) 341-6372 General Information 1. a Year that plan for project area was adopted: 1975 Current expiration of redevelopment plan: 07 / 16 /2015 mo day yr b. If project area name has changed,give previous name(s)or number: NA c. Year(s)project areas merged:NA Project areas merged: NA d. Year(s)project area plan was amended and real property was: (1) added: 1982, (2) removed: 2. Project areas adopted,and areas added by amendment,after 12/31/75 are subject to section 33413. All other project areas are subject to Section 33413(a),effective 1/l/96,with respect to housing activity specified in Section 33413(d). An agency may elect to make all or part of Section 33413 apply to a project area for which a plan was adopted before 1/1/76. If the redevelopment plan for the subject project area was adopted before 1/1/76 and the agency has elected to apply all or part of Section 33413,provide the date and scope of the resolution. Date: / / Scope: mo day yr NOTE: Expenditures for debt service should be reported on Schedule HCD-C,Line 4c. Dollar amounts for items HCD-A lines 3a.-3f.and 3i.(where an italicized line number is noted in parentheses)can be taken directly from that line number on the State Controller Offce's (SCO)Annual Report of Financial Transactions of Community Redevelopment Agencies,Project Area Income Statement,except for the reclassifying of Transfers-In from Internal Funds and the reporting of Other Sources as discussed below. Transfers-In from other internal funds: The specific sources of transferred funds must be reported in items HCD-A lines 3a.-j. For example: transfers into the Housing Fund from the Debt Service Fund for the deposit of the 20% set- aside should be reported on Line 3a(3). Other Sources: Non-GAAP (Generally Acceptable Accounting Principles) revenues such as land sales for those agencies using the Land Held for Resale method to record land sales should be reported on HCD-A Line 3d. Money received for the repayment of loan principal to the Housing Fund should be included on HCD-A Line 3h. Califomia Redevelopment Agencies—Fiscal Year 1999-00 HCD-A Sch A(7/l/00) Page 1 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #1 Proiect Area Housing Fund Revenues and Other Sources 3. Report all revenues and other sources of funds from this project area which accrued to the Housing Fund over the reporting year. Any income related to agency-assisted housing located outside the project area(s)should be reported as "Other Revenue"on Line 3j.(of this Schedule A),if this project area is named as beneficiary in the authorizing resolution. Any other revenue sources not reported on lines 3a.-3i.,should also be reported on Line 3j. Enter the full 100%of gross Tax Increment allocated(prior to any pass through and deduction for fees)on Line 3a(1). Compute 200/6 of gross Tax Increment and enter the amount on line 3a(2). Next,report the amount of Tax Increment set- aside before any exemption and/or deferral(if amount set-aside is less than 20%explain the difference). If any amount of Tax Increment was exempted or deferred,in addition to completing lines 3a(4)and/or 3a(5),complete Line 4 and/or Line 5. To determine the amount of Tax Increment deposited to the Housing Fund[Line 3a(6)],subtract allowable exempted[Line 3a(4)]or deferred[Line 3a(5)]amounts from the Tax Increment Allocated to Housing Fund[Line 3a(3)]. a. Tax Increment: (1) 100%of Gross (SCO Line IE): $ 19,655,462 (2) Minimum Deposit to Housing Fund(Line 3a(1)x 20%): $ 3,931,092 (3) Tax Increment Allocated to Housing Fund $3,931,092 * If less than 20%of the Gross Tax Increment(see 3a(2)above)is being set-aside in this project area in accordance with Section 33334.3(i),identify the project area(s)contributing the difference. Explain any other reason(s): Project Area #1 Housing Portion Admin. Fee (62,661) (this amount is deducted before the payment is deposited into the Housing Fund) (4) Amount Exempted[Health&Safety Code section 33334.2] (if there is an amount exempted,also complete question#4(HCD-A): ($ ) (5) Amount Deferred[Health&Safety Code section 33334.6] (if there is an amount deferred,also complete question#5(HCD-A): ($ ) (6) Tax Increment Deposited to Housing Fund(actual amount deposited)[Lines 3a(3)-(4)-(5)] $3,868,431 b. Interest Income(SCO Lne 5): $ 152,385 c. Rental/Lease Income(SCO lines 6+ 7): $3,R In, 7 g 8 d. Sale of Real Estate(SCO Line 8): $ 159,018 e. Grants(SC0 lines 9+ 10): $ f. Bond Administrative Fees(SCO Line 11 ): $ g. Deferral Repayments(also complete Line 5c on the next page): $ h. Loan Repayments: $ i. Debt Proceeds(SCO Line 39): $ j. Other Revenue(s)[Explain and identify amount(s)]: Misc. Reimbursement (i.e. deferred $ interese 30,092 Transfer In Housing Mitigation Fee• $ 207,756 $ $ 237, 648 k. Total Housing Fund Deposits for this Project Area(add lines 3a(6).through 3j.): $8,248, 480 California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/1/00) Page 2 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #1 Exemption(s) . 4, If an exemption was claimed on Line 3a(4)to deposit less than the required amount,complete the following information: Current Resolution# Resolution Date: / / Date Resolution with facts sent to HCD: / / mo day yr mo day yr Check only one of the Health and Safety Code Sections below providing a basis for the exemption: ❑ Section 33334.2(a)(1): No need in community to increase/improve supply of lower or moderate income housing. ❑ Section 33334.2(a)(2): Less than 20%set-aside is sufficient to meet the need. ❑ Section 33334.2(a)(3): Community is making substantial effort equivalent in value to 20%set-aside and has specific contractual obligations incurred before May 1, 1991 requiring continued use of this funding. Note: Pursuant to Section 33334.2(a)(3)(C),this exemption expired on June 30, 1993. Contracts entered into prior to May 1,1991 may not be subject to the exemption sunset. Date initial finding was adopted: / / Resolution#_ Date sent to HCD mo day yr mo day yr ❑ Other: Specify code section and reason: Deferral(s) 5. a. If you are deferring the set-aside,indicate the reason. Check only one of the below Health and Safety Code Section boxes: ❑ Section 33334.6(d): Project was approved before 1986 and tax increments are needed to meet existing obligations. Note: The previous allowable deferral under Section 33334.6(e)expired. It was only allowable in each fiscal year prior to July 1,1996 with certain restrictions. Date initial finding was adopted: / / Resolution# Date sent to HCD mo day yr mo day yr ❑ Other: Specify code section and reason: b. When was current year fording adopted for any deferral claimed in 5.a.7 mo day yr Identify Resolution# Date Resolution sent to HCD: / / mo day yr c. A deferred set-aside pursuant to Section 33334.6(d)constitutes an indebtedness to the Housing Fund equal to the amount of the set-aside being deferred. Summarize the amount(s)of set-aside deferred during this fiscal year and cumulatively: Fiscal Year Amount Deferred This Amount of Prior FY Cumulative Amount Reporting FY Deferrals Repaid Deferred(Net of Any During Reporting FY Amount(s)Repaid) 98/99 $ 99/00 $ $ $* • *_The cumulative amount of deferred set-aside should also be shown on Schedule_C Line 66. If the FY 98/99 cumulative deferral shown above differs from what was reported on the last HCD report,indicate the amount of difference and the reason: Difference: $ Reason: California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 3 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #1 Deferral(s (continued) 5. d. Section 33334.6(g)requires any agency which defers set-asides to adopt a plan to eliminate the deficit in subsequent years. If this agency has deferred set-asides,has it adopted such a plan? Yes ❑ No NA If yes,by what date is the deficit to be eliminated? mo day yr If yes,when was the original plan adopted for the claimed deferral? mo day yr Identify Resolution# Date Resolution sent to HCD mo day yr When was the last amended plan adopted for the claimed deferral? mo day yr Identify Resolution# Date Resolution sent to HCD mo day yr Housing Units Lost and Households Displaced 6. a. Pursuant to Sections 33080.4(a)(1)and(a)(3),report the number of dwelling units and bedrooms destroyed or removed from this project area as a result of redevelopment activities;the number of above moderate units or bedrooms the agency is not required to replace;and the income category and type of households permanently displaced from the project area durin the fiscal year. Number of Households/UnitsBedrooms Income Level VL L M AM Total Households Permanently Displaced—Elderly Households Permanently Displaced-Non Elderly Households Permanently Displaced—Total 0 Units Lost(Removed or Destroyed, and Required to be Replaced) 0 Bedrooms Lost(Removed or Destroyed. and Required to be Replaced) 0 Above Moderate Units Lost That Agency is Not Required to Replace 0 Above Moderate Bedrooms Lost That Agency is Not Required to ReplaceMn- 0 b. Pursuant to Sections 33080.4(a)(1)and(a)(3),report the number of households permanently displaced as a result of redevelopment activities other than the destruction or removal of dwelling units and bedrooms from this project area;and the income category and type of households displaced from the project area during the fiscal year. Number of Households Income Level VL L M AM Total Households Permanently Displaced- Elderly 0 Households Permanently Displaced- Non Elderly 0 Households Permanently Displaced-Total 0 c. Identify each replacement housing plan adopted that is related to permanent displacement,destruction or removal of dwelling units or bedrooms during the fiscal year and identified in paragraphs in 6a.and 6b.as follows: Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Please attach a separate sheet of paper listing any additional housing plans adopted. California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 4 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #1 Housing Units Lost and Households Displaced (continued) 7. a. As required in Section 33080.4(a)(2),estimate the type and number of households,by income category,to be permanently displaced from this project area during the next reporting period(Fiscal Year 1999-2001): Number of Households Unknown or Income Level VL L M AM Total decline to Households Permanently Displaced-Elderly state Households Permanently Displaced-Non Elderly Households Permanently Displaced-Total 8 12 9 3 41 9 b. Identify each replacement housing plan adopted that is related to permanent displacement,destruction or removal of dwelling units or bedrooms during the next reporting period and identified in paragraph 7a as follows: "Proposed Widening of Fred Waring Drive Replacement Housing Plan Date 06 / 22 /00 Name of Agency Custodian Lauri Aylaian mo day yr Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Please attach a separate sheet of paper listing any additional housing plans adopted. New or Substantially Rehabilitated Dwelling Units Developed Within This Project Area From Activities of Other Proiect Area(s) 8. Pursuant to Section 33413(b)(2)(A)(v),agencies may choose one or more project areas to fulfill another project area's require ment to construct new or substantially rehabilitate dwelling units,provided the agency conducts a public hearing and finds,based on substantial evidence,that the aggregation of dwelling units in one or more project areas will not cause or exacerbate racial,ethnic, or economic segregation. Were any dwelling units in this Project Area developed to partially or completely satisfy another project area's requirement to construct new or substantially rehabilitate dwelling units? ® No. ❑Yes. Date initial finding was adopted? / / Resolution# Date sent to HCD: mo day yr mo day yr Number of Dwelling Units Name of Other Project Area(s) VL L M AM Total California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 5 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #1 Sales of Owner-Occupied Units Prior to the Expiration of Land Use Controls 9. Section 33413(c)(2)(A)specifies that pursuant to an adopted program,which includes but is not limited to an equity sharing program,agencies may permit the sales of owner-occupied units prior to the expiration of the period of the land use controls established by the agency. Agencies must deposit sale proceeds into the Low and Moderate Income Housing Fund and within three(3)years from the date of unit sales,expend funds to make affordable an equal number of units at the same income level as the units sold. a. Did the agency permit the sale of any owner-occupied units during the reporting year? ®No. ❑Yes. Total Proceeds of Sales Deposited $ Number of Units Income Level VL L M Total Number of Units b. Did the agency expend funds in the reporting year to make affordable an equal number of units sold within three years? No. ❑Yes. Total LMIHF Funds Expended s Number of Units Income Level VL L M Total FY 98-99 Sold Units Equally Made Affordable FY 97-98 Sold Units Equally Made Affordable FY 96-97 Sold Units Equally Made Affordable Affordable Units to be Constructed Within the Next Two Years 10. Pursuant to Section 33080.4(a)(10),report the number of very low,low,and moderate income units to be financed by any federal, state,local,or private source and constructed inside the project area,within the next two years,pursuant to an executed contract or agreement. Also include the estimated completion date of these future units and the amount of funds,if any,that have been designated and budgeted. DO NOT REPORT ANY UNITS SHOWN ON HCD-A,Line 9,HCD-B,Line 3 OR SCHEDULE HCD- D s. Name of Execution Estimated Amocrrtt Designated Project and/or Contractor Date Completion Date [Sch C,Line 8b(3)(a)l VL L M Total Palm Village Apts.— 5-16-2000 10 2001 s 1,1009000 15 15 30 S S $ S s $ Please attach a separate sheet of paper listing any additional housing plans adopted. California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/1/00) Page 6 of 6 SCHEDULE HCD-A Inside Project Area Activity for Fiscal Year Ended 06 /30 /00 AGENCY Agency Name: PALM DESERT REDEVELOPMENT Prro�ojecct��A��reeaName: PROJECT AREA #2 Preparees Name,Title: TERESA LAROCCA, HOUSING Preparerrs E-Mail Address: Preparer's Telephone No: (760) 346-0611 Preparer's Facsimile No: (760) 341-6372 General Information 1. a Year that plan for project area was adopted: 1987 Current expiration of redevelopment plan: 07 / 15 /2027 mo day yr b. If project area name has changed,give previous name(s)or number: NA c. Year(s)project areas merged: NA Project areas merged: NA d. Year(s)project area plan was amended and real property was: (1) added: NA , (2) removed: NA , 2. Project areas adopted,and areas added by amendment,after 12/31/75 are subject to section 33413. All other project areas are subject to Section 33413(a),effective 1/l/96,with respect to housing activity specified in Section 33413(d). An agency may elect to make all or part of Section 33413 apply to a project area for which a plan was adopted before 1/1/76. If the redevelopment plan for the subject project area was adopted before l/l/76 and the agency has elected to apply all or part of Section 33413,provide the date and scope of the resolution. Date: / / Scope: mo day yr NOTE: Expenditures for debt service should be reported on Schedule HCD-C,Line 4c. Dollar amounts for items HCD-A lines 3a.-3f.and 3i.(where an italicized line number is noted in parentheses)can be taken directly from that line number on the State Controller Office's (SCO)Annual Report of Financial Transactions of Community Redevelopment Agencies,Project Area Income Statement,except for the reclassifying of Transfers-In from Internal Funds and the reporting of Other Sources as discussed below. Transfers-In from other internal funds: The specific sources of transferred funds must be reported in items HCD-A lines 3a.-j. For example: transfers into the Housing Fund from the Debt Service Fund for the deposit of the 20% set- aside should be reported on Line 3a(3). Other Sources: Non-GAAP (Generally Acceptable Accounting Principles) revenues such as land sales for those agencies using the Land Held for Resale method to record land sales should be reported on HCD-A Line 3d. Money received for the repayment of loan principal to the Housing Fund should be included on HCD-A Line 3h. California Redevelopment Agencies—Fiscal Year 1999-00 HCD-A Sch A(7/l/00) Page 1 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #2 Proiect Area Housing Fund Revenues and Other Sources 3. Report all revenues and other sources of funds from this project area which accrued to the Housing Fund over the reporting year. Any income related to agency-assisted housing located outside the project areas)should be reported as "Other Revenue"on Line 3j.(of this Schedule A),if this proiect area is named as beneficiary in the authorizing resolution. Any other revenue sources not reported on lines 3a.-3i.,should also be reported on Line 3j. Enter the full 100%of gross Tax Increment allocated(prior to any pass through and deduction for fees)on Line 3a l). Compute 201/a of gross Tax Increment and enter the amount on line 3a(2). Next,report the amount of Tax Increment set- aside before any exemption and/or deferral(if amount set-aside is less than 20%,explain the difference). If any amount of Tax Increment was exempted or deferred,in addition to completing lines 3a(4)and/or 3a(5).complete Line 4 and/or Line 5. To determine the amount of Tax Increment deposited to the Housing Fund[Line 3a(6)],subtract allowable exempted[Line 3a(4)]or deferred[Line 3a(5)]amounts from the Tax Increment Allocated to Housing Fund[Line 3a(3)]. a. Tax Increment: (1) 100%of Gross (SCO Line IE): $ 7,390,309 (2) Minimum Deposit to Housing Fund(Line 3a(1)x 20%): $ 1,478,06 (3) Tax Increment Allocated to Housing Fund $1,4 78,062 * If less than 20%of the Gross Tax Increment(see 3a(2)above)is being set-aside in this project area in accordance with Section 33334.3(i),identify the project area(s)contributing the difference. Explain any other reason(s): Project Area #2 Housing Portion of Administration Fee (23,921) (This amount is deducted before the payment is deposited into the Housing Fund) . (4) Amount Exempted[Health&Safety Code section 33334.2] (if there is an amount exempted,also complete question#4(HCD-A): ($ ) (5) Amount Deferred[Health&Safety Code section 33334.61 (if there is an amount deferred,also complete question#5(HCD-A): (S ) (6) Tax Increment Deposited to Housing Fund(actual amount deposited)[Lines 3a(3)-(4)-(5)1 S 1,454,141 b. Interest Income(SCO Lne 5): $ c. Rental/Lease Income(SCO lines 6+ 7): $ d. Sale of Real Estate(SCO Line 8): $ e. Grants(SCO lines 9+ 10): $ f. Bond Administrative Fees(SCO Line 11): $ g. Deferral Repayments(also complete Line 5c on the next page): $ h. Loan Repayments: $ i. Debt Proceeds(SCO Line 39): $ j. Other Revenue(s)[Explain and identify amount(s)]: $ $ $ $ k. Total Housing Fund Deposits for this Project Area(add lines 3a(6).through 3j.): $ 1,454,141 California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 2 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #2 $xemotit n(s) t If an exemption was claimed on Line 3a(4)to deposit less than the required amount,complete the following information: Current Resolution# Resolution Date: / / Date Resolution with facts sent to HCD: / / mo day yr mo day yr Check only one of the Health and Safety Code Sections below providing a basis for the exemption: ❑ Section 33334.2(a)(1): No need in community to increaselimprove supply of lower or moderate income housing. ❑ Section 33334.2(a)(2): Less than 201/6 set-aside is sufficient to meet the need. ❑ Section 33334.2(a)(3): Community is making substantial effort equivalent in value to 20%set-aside and has specific contractual obligations incurred before May 1, 1991 requiring continued use of this funding. Note: Pursuant to Section 33334.2(a)(3)(C),this exemption expired on June 30, 1993. Contracts entered into prior to May 1, 1991 may not be subject to the exemption sunset. Date initial finding was adopted: / / Resolution#_ Date sent to HCD mo day yr mo day yr ❑ Other: Specify code section and reason: Deferral(s) 5. a. If you are deferring the set-aside,indicate the reason. Check only one of the below Health and Safety Code Section boxes: ❑ Section 33334.6(d): Project was approved before 1986 and tax increments are needed to meet existing obligations. Note: The previous allowable deferral under Section 33334.6(e)expired. It was only allowable in each fiscal year prior to July 1,1996 with certain restrictions. Date initial finding was adopted: / / Resolution# Date sent to HCD mo day yr mo day yr ❑ Other: Specify code section and reason: b. When was current year finding adopted for any deferral claimed in 5.a.? mo day yr Identify Resolution# Date Resolution sent to HCD: / / mo day yr c. A deferred set-aside pursuant to Section 33334.6(d)constitutes an indebtedness to the Housing Fund equal to the amount of the set-aside being deferred. Summarize the amount(s)of set-aside deferred during this fiscal year and cumulatively: Fiscal Year Amount Deferred This Amount of Prior FY Cumulative Amount Reporting FY Deferrals Repaid Deferred(Net of Any During Reporting FY Amount(s)Repaid) 98/99 $ 99/00 $ $ $ •The cumulative amount of deferred set-aside should also he shown on Schedule C,Line 6h. If the FY 98/99 cumulative deferral shown above differs from what was reported on the last HCD report,indicate the amount of difference and the reason: Difference: S Reason: California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A sch A(7/l/00) Page 3 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #2 Deferrals (continued) 5. d. Section 33334.6(g)requires any agency which defers set-asides to adopt a plan to eliminate the deficit in subsequent years. If this agency has deferred set-asides,has it adopted such a plan? Yes ❑ No❑ NA If yes,by what date is the deficit to be eliminated? mo day yr If yes,when was the original plan adopted for the claimed deferral? mo day yr Identify Resolution# Date Resolution sent to HCD mo day yr When was the last amended plan adopted for the claimed deferral? mo day yr Identify Resolution# Date Resolution sent to HCD mo day yr Housing Units Lost and Households Displaced 6. a. Pursuant to Sections 33080.4(a)(1)and(a)(3),report the number of dwelling units and bedrooms destroyed or removed from this project area as a result of redevelopment activities;the number of above moderate units or bedrooms the agency is not required to replace;and the income category and type of households permanently displaced from the project area durinn&the fiscal year. Number of Households/Units/Bedrooms Income Level VL L M AM Total Households Permanently Displaced—Elderly. 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced—Total 0 Units Lost(Removed or Destroyed, and Required to be Replaced) 0 Bedrooms Lost(Removed or Destroyed, and Required to be Replaced) 0 Above Moderate Units Lost That Agency is Not Required to Replace Above Moderate Bedrooms Lost That Agency is Not Required to Replace 0 b. Pursuant to Sections 33080.4(a)(1)and(a)(3),report the number of households permanently displaced as a result of redevelopment activities other than the destruction or removal of dwelling units and bedrooms from this project area;and the income category and type of households displaced from the project area during the fiscal year. Number of Households Income Level VL L M AM Total Households Permanently Displaced-Elderly 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced-Total 0 c. Identify each replacement housing plan adopted that is related to permanent displacement,destruction or removal of dwelling units or bedrooms during the fiscal year and identified in paragraphs in 6a.and 6b.as follows: Date / / Name of Agency Custodian 1110 day yr Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Please attach a separate sheet of paper listing any additional housing plans adopted. California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 4 of 6 Agency Name:PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #2 Housing Units Lost and Households Displaced (continued) 7. a. As required in Section 33080.4(a)(2),estimate the type and number of households,by income category,to be permanently displaced from this project area during the next reporting period(Fiscal Year 1999-2001): Number of Households Income Level VL L M AM Total Households Permanently Displaced-Elderly 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced-Total 0 b. Identify each replacement housing plan adopted that is related to permanent displacement,destruction or removal of dwelling units or bedrooms during the next reporting period and identified in paragraph 7a.as follows: Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Please attach a separate sheet of paper listing any additional housing plans adopted. New or Substantially Rehabilitated Dwelling Units Developed Within This Project Area From Activities of Other Proiect Area(s) 8. Pursuant to Section 33413(b)(2)(A)(v),agencies may choose one or more project areas to fulfill another project area's require ment to construct new or substantially rehabilitate dwelling units,provided the agency conducts a public hearing and finds,based on substantial evidence,that the aggregation of dwelling units in one or more project areas will not cause or exacerbate racial,ethnic, or economic segregation. Were any dwelling units in this Project Area developed to partially or completely satisfy another project area's requirement to construct new or substantially rehabilitate dwelling units? No. ❑Yes. Date initial finding was adopted? / / Resolution# Date sent to HCD: mo day yr mo day yr Number of Dwelling Units Name of Other Project Area(s) VL L M AM Total California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 5 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #2 Sales of Owner-Occupied Units Prior to the Expiration of Land Use Controls , T 9. Section 33413(c)(2)(A)specifies that pursuant to an adopted program,which includes but is not limited to an equity sharing program,agencies may permit the sales of owner-occupied units prior to the expiration of the period of the land use controls established by the agency. Agencies must deposit sale proceeds into the Low and Moderate Income Housing Fund and within three(3)years from the date of unit sales,expend funds to make affordable an equal number of units at the same income level as the units sold. a. Did the agency permit the sale of any owner-occupied units during the reporting year? 13 No. ❑Yes. Total Proceeds of Sales Deposited S Number of Units Income Level VL L M Total Number of Units b. Did the agency expend funds in the reporting year to make affordable an equal number of units sold within three years? 10 No. ❑Yes. Total LMIHF Funds Ex ended S Number of Units Income Level VL L M Total FY 98-99 Sold Units Equally Made Affordable FY 97-98 Sold Units Equally Made Affordable FY 96-97 Sold Units Equally Made Affordable Affordable Units to be Constructed Within the Next Two Years 10. Pursuant to Section 33080.4(a)(10),report the number of very low,low,and moderate income units to be financed by any federal, state,local,or private source and constructed inside the project area,within the next two years.pursuant to an executed contract or agreement. Also include the estimated completion date of these future units and the amount of funds,if any,that have been designated and budgeted. DO NOT REPORT ANY UNITS SHOWN ON HCD-A,Line 9,HCD-B,Line 3 OR SCHEDULE HCD- Ds. Name of Execution Estimated Amount Desigsated "ect and/or Contractor Date Cornpletion Date [Sch C,Line MX3)(a)] VL L M Total S S S $ s s $ Please attach a separate sheet of paper listing any additional housing plans adopted. California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 6 of 6 SCHEDULE HCD-A Inside Project Area Activity for Fiscal Year Ended 06 /30 / 00 AGENCY Agency Name: PALM DESERT REDEVELOPMENT Project Area Name: PROJECT AREA #3 Preparer's TERESA LAROCCA HOUSING MANAGER Pre p � Preparer's E-Mail Address: Preparer's Telephone No: (760) 346-0611 Preparer's Facsimile No: (760) 341-6372 General Information 1. a Year that plan for project area was adopted: 1991 Current expiration of redevelopment plan: 07 / 17 / 2031 mo day yr b. If project area name has changed,give previous name(s)or number: NA c. Year(s)project areas merged: NA Project areas merged: NA d. Year(s)project area plan was amended and real property was: (1) added: NA (2) removed: NA 2. Project areas adopted,and areas added by amendment,after 12/3im are subject to section 33413. All other project areas are subject to Section 33413(a),effective I/1/96,with respect to housing activity specified in Section 33413(d). An agency may elect to make all or part of Section 33413 apply to a project area for which a plan was adopted before 1/1/76. If the redevelopment plan for the subject project area was adopted before l/1/76 and the agency has elected to apply all or part of Section 33413,provide the date and scope of the resolution. Date: / / Scope: mo day yr NOTE: Expenditures for debt service should be reported on Schedule HCD-C,Line 4c. Dollar amounts for items HCD-A lines 3a:3f.and 31.(where an italicized line number is noted in parentheses)can be taken directly from that line number on the State Controller Office's (SCO)Annual Report of Financial Transactions of Community Redevelopment Agencies,Project Area Income Statement,except for the reclassifying of Transfers-In from Internal Funds and the reporting of Other Sources as discussed below. Transfers-In from other internal funds: The specific sources of transferred funds must be reported in items HCD-A lines 3a.j. For example: transfers into the Housing Fund from the Debt Service Fund for the deposit of the 20% set- aside should be reported on Line 3a(3). Other Sources: Non-GAAP (Generally Acceptable Accounting Principles)revenues such as land sales for those agencies using the Land Held for Resale method to record land sales should be reported on HCD-A Line 3d. Money received for the repayment of loan principal to the Housing Fund should be included on HCD-A Line 3h. California Redevelopment Agencies—Fiscal Year 1999-00 HCD-A Sch A(7/l/00) Page I of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #3 Project Area Housing Fund Revenues and Other Sources 3. Report all revenues and other sources of fimds from this project area which accrued to the Housing Fund over the reporting year. Any income related to agency-assisted housing located outside the project area(s)should be reported as "Other Revenue"on Line 3j.(of this Schedule A),if this project area is named as beneficiary in the authorizing resolution. Any other revenue sources not reported on lines 3a.-3i.,should also be reported on Line 3j. Enter the full 100%of gross Tax Increment allocated(prior to any pass through and deduction for fees)on Line 3a(1). Compute 20%of gross Tax Increment and enter the amount on line 3a(2). Next,report the amount of Tax Increment set- aside before any exemption and/or deferral(if amount set-aside is less than 20%.explain the difference). If any amount of Tax Increment was exempted or deferred,in addition to completing lines 3a(4)and/or 3a(5).complete Line 4 and/or Line 5. To determine the amount of Tax Increment deposited to the Housing Fund[Line 3a(6)],subtract allowable exempted[Line 3a(4)]or deferred[Line 3a(5)]amounts from the Tax Increment Allocated to Housing Fund[Line 3a(3)]. a. Tax Increment: (1) 100%of Gross(SCO Line IE): $ 871,862 (2) Minimum Deposit to Housing Fund(Line 3a(1)x 20%): $ 174,372 (3) Tax Increment Allocated to Housing Fund $ 174,372 s ' If less than 20%of the Gross Tax Increment(see 3a(2)above)is being set-aside in this project area in accordance with Section 33334.3(i),identify the project area(s)contributing the difference. Explain any other reason(s): Project Area #3 housing Portion of Admin. Fee (2,865) (This amount is deducted before the payment is deposited into the Housing Fund.) (4) Amount Exempted[Health&Safety Code section 33334.2] (if there is an amount exempted,also complete question#4(HCD-A): ($ ) (5) Amount Deferred[Health&Safety Code section 33334.6] (if there is an amount deferred,also complete question#5(HCD-A): ($ ) (6) Tax Increment Deposited to Housing Fund(actual amount deposited)[Lines 3a(3)-(4)-(5)] $ 171.507 b. Interest Income(SCO Lne 5): $ c. Rental/Lease Income(SC0 lines 6+ 7): $ d. Sale of Real Estate(SCO Line 8): $ e. Grants(SCO lines 9+ 10): $ f. Bond Administrative Fees(SCO Line 11 ): $ g. Deferral Repayments(also complete Line 5c on the next page): $ h. Loan Repayments: $ i. Debt Proceeds(SCO Line 39): $ j. Other Revenue(s)[Explain and identify amount(s)]: $ $ k. Total Housing Fund Deposits for this Project Area(add lines 3a(6).through 3j.): $ 171,507 California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 2 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #3 $xemntion(s) 4. If an exemption was claimed on Line 3a(4)to deposit less than the required amount,complete the following information: Current Resolution# Resolution Date: / / Date Resolution with facts sent to HCD: mo day yr mo day yr Check only one of the Health and Safety Code Sections below providing a basis for the exemption: ❑ Section 33334.2(a)(1): No need in community to increase/improve supply of lower or moderate income housing. ❑ Section 33334.2(a)(2): Less than 20%set-aside is sufficient to meet the need. ❑ Section 33334.2(a)(3): Community is making substantial effort equivalent in value to 20%set-aside and has specific contractual obligations incurred before May 1, 1991 requiring continued use of this funding. Note: Pursuant to Section 33334.2(a)(3)(C),this exemption expired on June 30, 1993. Contracts entered into prior to May 1, 1991 may not be subject to the exemption sunset. Date initial finding was adopted: / / Resolution#_ Date sent to HCD mo day yr mo day yr ❑ Other: Specify code section and reason: Deferral(s) 5. a. If you are deferring the set-aside,indicate the reason. Check only one of the below Health and Safety Code Section boxes: ❑ Section 33334.6(d): Project was approved before 1986 and tax increments are needed to meet existing obligations. Note: The previous allowable deferral under Section 33334.6(e)expired. It was only allowable in each fiscal year prior to July 1,1996 with certain restrictions. Date initial finding was adopted: / / Resolution# Date sent to HCD mo day yr mo day yr ❑ Other: Specify code section and reason: b. When was current year finding adopted for any deferral claimed in 5.a.? mo day yr Identify Resolution# Date Resolution sent to HCD: / / mo day yr c. A deferred set-aside pursuant to Section 33334.6(d)constitutes an indebtedness to the Housing Fund equal to the amount of the set-aside being deferred. Summarize the amount(s)of set-aside deferred during this fiscal year and cumulatively: Fiscal Year Amount Deferred This Amount of Prior FY Cumulative Amount Reportine FY Deferrals Repaid Deferred(Net of Any During Reporting FY Amount(s)Repaid) 98/99 $ 99/00 S $ S #The cumulative amount of deferred set-aside should also be shown on Schedule C.Line 6b. If the FY 98/99 cumulative deferral shown above differs from what was reported on the last HCD report,indicate the amount of difference and the reason: Difference: S Reason: California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 3 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #3 Deferrals (continued) S. d. Section 33334.6(g)requires any agency which defers set-asides to adopt a plan to eliminate the deficit in subsequent years. If this agency has deferred set-asides,has it adopted such a plan? Yes ❑ No❑ NA If yes,by what date is the deficit to be eliminated? mo day yr If yes,when was the original plan adopted for the claimed deferral? mo day yr Identify Resolution# Date Resolution sent to HCD mo day yr When was the last amended plan adopted for the claimed deferral? mo day yr Identify Resolution# Date Resolution sent to HCD / / mo day yr Housing Units Lost and Households Displaced 6. a. Pursuant to Sections 33080.4(a)(1)and(a)(3),report the number of dwelling units and bedrooms destroyed or removed from this project area as a result of redevelopment activities;the number of above moderate units or bedrooms the agency is not required to replace;and the income category and type of households permanently displaced from the project area durin the fiscal year. Number of Households/Units/Bedrooms Income Level VL L M AM Total Households Permanently Displaced—Elderly. 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced—Total 0 Units Lost(Removed or Destroyed, and Required to be Replaced) 0 Bedrooms Lost(Removed or Destroyed, and Required to be Replaced) 0 Above Moderate Units Lost That Agency is Not Required to Replace 0 Above Moderate Bedrooms Lost That Agency is Not Required to Replace Mom0 b. Pursuant to Sections 33080.4(a)(1)and(a)(3),report the number of households permanently displaced as a result of redevelopment activities other than the destruction or removal of dwelling units and bedrooms from this project area;and the income category and type of households displaced from the project area during the fiscal year. Number of Households Income Level VL L M AM Total Households Permanently Displaced-Elderly 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced-Total 0 c. Identify each replacement housing plan adopted that is related to permanent displacement,destruction or removal of dwelling units or bedrooms during the fiscal year and identified in paragraphs in 6a.and 6b.as follows: Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Please attach a separate sheet of paper listing any additional housing plans adopted. California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 4 of 6 Agency Name: PAT.M n .S .RT RFnFVET.OPMPNT AG .NCY Project Area Name: PROJECT AREA #3 Housing Units Lost and Households Displaced (continued) 7. a. As required in Section 33080.4(a)(2),estimate the type and number of households,by income category,to be permanently displaced from this project area during the next reporting period(Fiscal Year 1999-2001): Number of Households Income Level VL L M AM Total Households Permanently Displaced-Elderly 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced-Total 0 b. Identify each replacement housing plan adopted that is related to permanent displacement,destruction or removal of dwelling units or bedrooms during the next reporting period and identified in paragraph 7a.as follows: Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Please attach a separate sheet of paper listing any additional housing plans adopted. New or Substantially Rehabilitated Dwelling Units Developed Within This Proiect Area From Activities of Other Project Area(s) 8. Pursuant to Section 33413(b)(2)(A)(v),agencies may choose one or more project areas to fulfill another project area's require ment to construct new or substantially rehabilitate dwelling traits,provided the agency conducts a public hearing and finds,based on substantial evidence,that the aggregation of dwelling units in one or more project areas will not cause or exacerbate racial,ethnic, or economic segregation. Were any dwelling units in this Project Area developed to partially or completely satisfy another project area's requirement to construct new or substantially rehabilitate dwelling units? X❑No. ❑Yes. Date initial finding was adopted? / / Resolution# Date sent to HCD: / / mo day yr mo day yr Number of Dwelling Units Name of Other Project Area(s) VL L M AM Total California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/1/00) Page 5 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #3 Sales of Owner-Occupied Units Prior to the Expiration of Land Use Controls h. Section 33413(c)(2)(A)specifies that pursuant to an adopted program,which includes but is not limited to an equity sharing program,agencies may permit the sales of owner-occupied units prior to the expiration of the period of the land use controls established by the agency. Agencies must deposit sale proceeds into the Low and Moderate Income Housing Fund and within three(3)years from the date of unit sales,expend funds to make affordable an equal number of units at the same income level as the units sold. a. Did the agency permit the sale of any owner-occupied units during the reporting year? No. ❑Yes. Total Proceeds of Sales Deposited S Number of Units Income Level VL L M Total Number of Units b. Did the agency expend funds in the reporting year to make affordable an equal number of units sold within three years? U No. ❑Yes. Total LMIHF Funds Expended S Number of Units Income Level VL L M I Total FY 98-99 Sold Units Equally Made Affordable FY 97-98 Sold Units Equally Made Affordable FY 96-97 Sold Units Equally Made Affordable Affordable Units to be Constructed Within the Next Two Years 10. Pursuant to Section 33080.4(a)(10),report the number of very low,low,and moderate income units to be financed by any federal, state,local,or private source and constructed inside the project area,within the next two Years,pursuant to an executed contract or agreement. Also include the estimated completion date of these future units and the amount of funds,if any,that have been designated and budgeted. DO NOT REPORT ANY UNITS SHOWN ON HCD-A,Line 9,HCD-B,Line 3 OR SCHEDULE HCD- D s. Name of Execution Estimated Amount Designated Project and/or Contractor Date Cornigetion Date [Sch C,Line 8b(3)(a)I VL L M Total Palm Desert Dev. In process 12/2002 $ 3,900,000 115 29 144 s s $ s s s Please attach a separate sheet of paper listing any additional housing plans adopted. California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 6 of 6 SCHEDULE HCD-A Inside Project Area Activity for Fiscal Year Ended 06 / 30 /00 PALM DESERT REDEVELOPMENT AGENCY PROJECT AREA #4 Agency Name: Project Area Name: MANAGER Preparees Name,Title: TERESA LAROCCA, HOUSING Preparees E-Mail Address: Preparer's Telephone No: )760) 346-0611 Preparer's Facsimile No: (760) 341-6372 General Information 1. a Year that plan for project area was adopted: 1993 Current expiration of redevelopment plan: 07 / 19/ 2033 mo day yr b. If project area name has changed,give previous name(s)or number: NA c. Year(s)project areas merged: NA Project areas merged: NA d. Year(s)project area plan was amended and real property was: (1) added: NA (2) removed: NA 2. Project areas adopted,and areas added by amendment,after 12/31/75 are subject to section 33413. All other project areas are subject to Section 33413(a),effective 1/1/96,with respect to housing activity specified in Section 33413(d). An agency may elect to make all or part of Section 33413 apply to a project area for which a plan was adopted before 1/1/76. If the redevelopment plan for the subject project area was adopted before 1/1/76 and the agency has elected to apply all or part of Section 33413,provide the date and scope of the resolution. Date: / / Scope: mo day yr NOTE: Expenditures for debt service should be reported on Schedule HCD-C,Line 4c. Dollar amounts for items HCD-A lines 3a.-3f.and 3i. (where an italicized line number is noted in parentheses)can be taken directly from that line number on the State Controller Office's(SCO)Annual Report of Financial Transactions of Community Redevelopment Agencies,Project Area Income Statement,except for the reclassifying of Transfers-In from Internal Funds and the reporting of Other Sources as discussed below. Transfers-In from other internal funds: The specific sources of transferred funds must be reported in items HCD-A lines 3a.;j. For example: transfers into the Housing Fund from the Debt Service Fund for the deposit of the 20% set- aside should be reported on Line 3a(3). Other Sources: Non-GAAP (Generally Acceptable Accounting Principles)revenues such as land sales for those agencies using the Land Held for Resale method to record land sales should be reported on HCD-A Line 3d. Money received for the repayment of loan principal to the Housing Fund should be included on HCD-A Line 3h. California Redevelopment Agencies—Fiscal Year 1999-00 HCD-A Sch A(7/1/00) Page 1 of 6 Agency Name:PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #4 Proiect Area Housing Fund Revenues and Other Sources 3. Report all revenues and other sources of funds from this project area which accrued to the Housing Fund over the reporting year. Any income related to agency-assisted housing located outside the project area(s)should be reported as "Other Revenue"on Line 3j.(of this Schedule A),if this project area is named as beneficiary in the authorizing resolution. Any other revenue sources not reported on lines 3a.-M.,should also be reported on Line 3j. Enter the full 100%of gross Tax Increment allocated(prior to any pass through and deduction for fees)on Line 3a(1). Compute 200/6 of gross Tax Increment and enter the amount on line 3a(2). Next,report the amount of Tax Increment set- aside before any exemption and/or deferral(if amount set-aside is less than 20%,explain the difference). If any amount of Tax Increment was exempted or deferred,in addition to completing lines 3a(4)and/or 305).complete Line 4 and/or Line 5. To determine the amount of Tax Increment deposited to the Housing Fund[Line 3a(6)],subtract allowable exempted[Line 3a(4)]or deferred[Line 3a(5)]amounts from the Tax Increment Allocated to Housing Fund[Line 3a(3)]. a. Tax Increment: (1) 100%of Gross(SCO Line IE): S 4,322,996 (2) Minimum Deposit to Housing Fund(Line 3a(1)x 20%): S 964, 599_ (3) Tax Increment Allocated to Housing Fund $864,599 ► * If less than 20%of the Gross Tax Increment(see 3a(2)above)is being set-aside in this project area in accordance with Section 33334.3(i),identify the project area(s)contributing the difference. Explain any other reason(s): Project Area #4 Housing Portion of Admin. Fee (11,032) (This amount is deducted before the payment is deposited into the Housing Fund) (4) Amount Exempted[Health&Safety Code section 33334.21 (if there is an amount exempted,also complete question#4(HCD-A): (S ) (5) Amount Deferred[Health&Safety Code section 33334.61 (if there is an amount deferred,also complete question#5(HCD-A): ($ ) (6) Tax Increment Deposited to Housing Fund(actual amount deposited)[Lines 3a(3)-(4)-(5)] S 853,567 b. Interest Income(SCO Lne 5): $ c. Rental/Lease Income(SCO lines 6+ 7): $ d. Sale of Real Estate(SCO Line 8): $ e. Grants(SC0 lines 9+ 10): $ f. Bond Administrative Fees(SCO Line 11): $ g. Deferral Repayments(also complete Line 5c on the next page): $ h. Loan Repayments: $ i. Debt Proceeds(SCO Line 39): $ j. Other Revenue(s)[Explain and identify amount(s)]: $ $ k. Total Housing Fund Deposits for this Project Area(add lines 3a(6).through 3j.): $ 853,567 California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/1/00) Page 2 of 6 Agency Name:PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #4 Exemptions) 4. If an exemption was claimed on Line 3a(4)to deposit less than the required amount,complete the following information: Current Resolution# Resolution Date: / / Date Resolution with facts sent to HCD: / / mo day yr mo day yr Check only one of the Health and Safety Code Sections below providing a basis for the exemption: ❑ Section 33334.2(a)(1): No need in community to increase/improve supply of lower or moderate income housing. ❑ Section 33334.2(a)(2): Less than 20%set-aside is sufficient to meet the need. ❑ Section 33334.2(a)(3): Community is making substantial effort equivalent in value to 20%set-aside and has specific contractual obligations incurred before May 1, 1991 requiring continued use of this funding. Note: Pursuant to Section 33334.2(a)(3)(C),this exemption expired on June 30, 1993. Contracts entered into prior to May 1,1991 may not be subject to the exemption sunset. Date initial finding was adopted: / / Resolution#_ Date sent to HCD / / mo day yr mo day yr ❑ Other: Specify code section and reason: Deferral(s) 5. a. If you are deferring the set-aside,indicate the reason. Check only one of the below Health and Safety Code Section boxes: ❑ Section 33334.6(d): Project was approved before 1986 and tax increments are needed to meet existing obligations. Note: The previous allowable deferral under Section 33334.6(e)expired. It was only allowable in each fiscal year prior to July 1,1996 with certain restrictions. Date initial finding was adopted: / / Resolution# Date sent to HCD mo day yr mo day yr ❑ Other: Specify code section and reason: b. When was current year finding adopted for any deferral claimed in 5.a.? mo day yr Identify Resolution# Date Resolution sent to HCD: mo day yr c. A deferred set-aside pursuant to Section 33334.6(d)constitutes an indebtedness to the Housing Fund equal to the amount of the set-aside being deferred. Summarize the amount(s)of set-aside deferred during this fiscal year and cumulatively: Fiscal Year Amount Deferred This Amount of Prior FY Cumulative Amount Reporting FY Deferrals Repaid Deferred(Net of Any During Reporting FY Amount(s)Repaid) 98/99 S 99/00 $ $ $ "The cumulative amount of deferred set-aside should also be shown on Schedule C,Line 6b. If the FY 98/99 cumulative deferral shown above differs from what was reported on the last HCD report,indicate the amount of difference and the reason: Difference: $ Reason: California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/l/00) Page 3 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #4 Deferrals (continued) 5. d. Section 33334.6(g)requires any agency which defers set-asides to adopt a plan to eliminate the deficit in subsequent years. If this agency has deferred set-asides,has it adopted such a plan? Yes ❑ No If yes,by what date is the deficit to be eliminated? mo day yr If yes,when was the original plan adopted for the claimed deferral? mo day yr Identify Resolution# Date Resolution sent to HCD mo day yr When was the last amended plan adopted for the claimed deferral? mo day yr Identify Resolution# Date Resolution sent to HCD mo day yr Housing Units Lost and Households Displaced 6. a. Pursuant to Sections 33080.4(a)(1)and(a)(3),report the number of dwelling units and bedrooms destroyed or removed from this project area as a result of redevelopment activities;the number of above moderate units or bedrooms the agency is not required to replace;and the income category and type of households permanently displaced from the project area durin the fiscal year. Number of Households/Units/Bedrooms Income Level VL L M AM Total Households Permanently Displaced—Elderly 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced—Total 0 Units Lost(Removed or Destroyed, and Required to be Replaced) 0 Bedrooms Lost(Removed or Destroyed, and Required to be Replaced) 0 Above Moderate Units Lost That Agency is Not Required to Replace 0 Above Moderate Bedrooms Lost That Agency is Not Required to Replace 0 b. Pursuant to Sections 33080.4(a)(1)and(a)(3),report the number of households permanently displaced as a result of redevelopment activities other than the destruction or removal of dwelling units and bedrooms from this project area;and the income category and type of households displaced from the project area during the fiscal year. Number of Households Income Level VL L M AM Total Households Permanently Displaced-Elderly 0 Households Permanently Displaced- Non Elderly 0 Households Permanently Displaced-Total c. Identify each replacement housing plan adopted that is related to permanent displacement,destruction or removal of dwelling units or bedrooms during the fiscal year and identified in paragraphs in 6a.and 6b.as follows: Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Please attach a separate sheet of paper listing any additional housing plans adopted. California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/1/00) Page 4 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #4 Housine Units Lost and Households Displaced (continued) 7. a. As required in Section 33080.4(a)(2),estimate the type and number of households,by income category,to be permanently displaced from this project area during the next reporting period(Fiscal Year 1999-2001): Number of Households Income Level VL L M AM Total Households Permanently Displaced-Elderly 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced-Total 0 b. Identify each replacement housing plan adopted that is related to permanent displacement,destruction or removal of dwelling units or bedrooms during the next reporting period and identified in paragraph 7a.as follows: Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Please attach a separate sheet of paper listing any additional housing plans adopted. New or Substantially Rehabilitated Dwelling Units Developed Within This Project Area From Activities of Other Proiect Area(s) 8. Pursuant to Section 33413(b)(2)(A)(v),agencies may choose one or more project areas to fulfill another project area's require ment to construct new or substantially rehabilitate dwelling units,provided the agency conducts a public hearing and finds,based on substantial evidence,that the aggregation of dwelling units in one or more project areas will not cause or exacerbate racial,ethnic, or economic segregation. Were any dwelling units in this Project Area developed to partially or completely satisfy another project area's requirement to construct new or substantially rehabilitate dwelling units? ❑No. ❑Yes. Date initial finding was adopted? / / Resolution# Date sent to HCD: mo day yr mo day yr Number of Dwelling Units Name of Other Project Area(s) VL L M AM Total California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/1/00) Page 5 of 6 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Project Area Name: PROJECT AREA #4 Sales of Owner-Occupied Units Prior to the Expiration of Land Use Controls �. Section 33413(c)(2)(A)specifies that pursuant to an adopted program,which includes but is not limited to an equity sharing program,agencies may permit the sales of owner-occupied units prior to the expiration of the period of the land use controls established by the agency. Agencies must deposit sale proceeds into the Low and Moderate Income Housing Fund and within three(3)years from the date of unit sales,expend funds to make affordable an equal number of units at the same income level as the units sold. a. Did the agency permit the sale of any owner-occupied units during the reporting year? ®No. ❑Yes. Total Proceeds of Sales Deposited $ Number of Units Income Level VL L M Total Number of Units b. Did the agency expend funds in the reporting year to make affordable an equal number of units sold within three years? No. ❑Yes. Total LMIHF Funds Expended s Number of Units Income Level VL L M Total FY 98-99 Sold Units Equally Made Affordable FY 97-98 Sold Units Equally Made Affordable FY 96-97 Sold Units Equally Made Affordable Affordable Units to be Constructed Within the Next Two Years 10. Pursuant to Section 33080.4(a)(10),report the number of very low,low,and moderate income units to be financed by any federal, state,local,or private source and constructed inside the project area,within the next two Years,pursuant to an executed contract or agreement. Also include the estimated completion date of these future units and the amount of funds,if any,that have been designated and budgeted. DO NOT REPORT ANY UNITS SHOWN ON HCD-A,Line 9,HCD-B,Line 3 OR SCHEDULE HCD- Ds. Name of Execution Estimated Amount Designated Project and/or Contractor Date Completion Date [Sch C,Line 8b( (a)] VL L M Total $ S s s s s $ Please attach a separate sheet of paper listing any additional housing plans adopted. California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-A Sch A(7/1/00) Page 6 of 6 SCHEDULE HCD-B Outside Project Area Activity for Fiscal Year Ended 06 /30 /00 PALM DESERT REDEVELOPMENT AGENCY Agency Name: Project Area Name: OUTSIDE MANAGER Preparees Name,Title: TERESA LAROCCA, HOUSING Preparees E-Mail Address: Preparer'sTelephoneNo: (760) 346-0611 Preparer's Facsimile No: (760) 341-6372 Housing Units Lost and Households Displaced I. a. Pursuant to Sections 33080.4(a)(1)and(a)(3),report the number of dwelling units and bedrooms destroyed or removed from outside the project areas as a result of redevelopment activities;the number of above moderate units or bedrooms the agency is not required to replace;and the income category and type of households permanently displaced from outside the project areas during the fiscal year. Number of Households/Units/Bedrooms Income Level VL L M AM Total Households Permanently Displaced—Elderly 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced—Total Units Lost(Removed or Destroyed, and Required to be Replaced) 0 Bedrooms Lost(Removed or Destroyed, and Required to be Replaced) 0 Above Moderate Units Lost That Agency is Not Required to Replace Above Moderate Bedrooms Lost That Agency is Not Required to Replace b. Pursuant to Sections 33080.4(a)(1)and(a)(3),report the number of households permanently displaced as a result of redevelopment activities other than the destruction or removal of dwelling units and bedrooms from outside the project areas; and the income category and type of households permanently displaced from outside the project areas during the fiscal year. Number of Households Income Level VL L M AM Total Households Permanently Displaced-Elderly 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced-Total 0 c. Identify each replacement housing plan adopted that is related to permanent displacement,destruction or removal of dwelling units or bedrooms during the fiscal year and identified in paragraphs in la.and Ib.,as follows: Date / / Name of Agency Custodian mo day yr Date • / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Please attach a separate sheet of paper listing any additional housing plans adopted. Califomia Redevelopment Agencies-Fiscal Year 1999-2000 HCD-B Sch B(7/l/00) Page 1 of 2 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Housing Units Lost and Households Displaced (continued) 2. a. As required in Section 33080.4(a)(2),estimate the type and number of households,by income category,to be permanently displaced from outside the project area during the next reporting period(Fiscal Year 1999-2001): Number of Households Income Level VL L M AM Total Households Permanently Displaced- Elderly 0 Households Permanently Displaced-Non Elderly 0 Households Permanently Displaced-Total 0 b. Identify each replacement housing plan adopted that is related to permanent displacement,destruction or removal of dwelling units or bedrooms during the next reporting period and identified in paragraph 2a.,as follows: Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Date / / Name of Agency Custodian mo day yr Please attach a separate sheet of paper listing any additional housing plans adopted. 3. Pursuant to Section 33080.4(a)(10),report the number of very low,low,and moderate income units financed by any federal,state, local,or private source to be constructed outside the project area within the next two years pursuant to an executed contract or agreement. Also include the estimated completion dates for these units and the amount of funds,if any,that have been designated and budgeted. DO NOT REPORT ANY UNITS SHOWN ON HCD-A Line 9 or 10 OR SCHEDULE HCD-Ds. Name of Execution Estimated Amount Designated Project arid/or Contractor Date Completion Date [Sch-C,Line 8b(3)(a) VL L M Total $ $ $ $ $ Please attach a separate sheet of paper listing any additional housing plans adopted. California Redevelopment Agencies—Fiscal Year 1999-2000 HCD-B Sch B(7/l/00) Page 2 of 2 SCHEDULE HCD-C Agency-wide Activity for Fiscal Year Ended 06 / 30 /2000 PALM DESERT REDEVELOPMENT AGENCY RIVERSIDE Agency Name: County. Preparer's Name,Title: Janet Moore Preparer's E-Mail Address: Preparer's Telephone No: (760) 346-0611 Ext 327 Preparer's Facsimile No: (760) 341-6372 Low & Moderate Income Housing Funds Report on the"status and use of the agency's Low and Moderate Income Housing Fund." Most information reported here should be based on that reported to the State Controller. When applicable,use<$>for negative amounts or amounts to be subtracted. i. Beginning Balance(Use"Net Resources Available"from last year's Line 4 on HCD-C) S(1,227,318) a. If Beginning Balance requires adiustment(s),identify the reason and amount for each adiustment: $ b. Total Adjustment(s) (indicate whether positive or<negative>) c. Adjusted Beginning Balance[Beginning Balance plus+or minus<->Total Adjustment(s)] S(1,227,318) 2. Project Area(s) Receipts and Agency Other Revenues a. All Project Areas. Total Housing Fund Deposits[Sum of amount(s)from Line 3k.,HCD-A(s)] $10,727,694 b. Other revenues not reported on Schedule HCD-A(s)[Identify source(s)and amount(s)]: c. Total Agency Other Revenues $ 3• Total Resources (Line lc.+Line 2a+Line 2c.) $9,500,376 NOTES: Many amounts to report as Expenditures and Other Uses(beginning on the next page)should be taken from the Annual Report of Financial Transactions of Community Redevelopment Agencies that is submitted to the State Controller's Office(SCO). Line items shown on the SCO report are shown as italicized line numbers within parenthesis (SCO Line#)at the end of applicable HCD-C line items comprising Expenditures and Other Uses. Transfers-out to other internal funds: Report the specific use of any transferred funds on applicable HCD-C lines 4a.-k. For example,transfers from the Housing Fund to the Debt Service Fund for the repayment of debt should be reported on the applicable item comprising Line 4c. Any transfers out of the Agency(for example:the transfer of excess surplus funds to a county Housing Authority)should be reported in line 4j(3). Other Uses: Non-GAAP(Generally Accepted Accounting Principles)recording of expenditures such as land purchases for certain agencies using the Land Held for Resale method to record land purchases should be reported on HCD-C Line 4a(1). Money spent on loans from the Housing Fund should be included in lines 4b.,4f.,4g.and 4h.as appropriate. i The statutory cite pertaining to Community Redevelopment Law is provided for preparers to review to determine the appropriateness of Low and Moderate Income Housing Fund(LMIHF)expenditures and other uses. HCD does not represent that line items identifying any expenditures and other uses are allowable. CRL is accessible on the Internet (webisite: htta://ww%v.leginfo.ca.gov/(California Law)]beginning with Section 33000 of the Health and Safety Code. Cal ifomia Redevelopment Agencies-Fiscal Year 1999-2000 HCD-C Sch C(7/l/00) Page 1 of 8 Agency Name: PALM DESERT REDEVELOPMENT AGENCY 4. -Expenditures and Other Uses a. Acquisition of Property/Building Sites[33334.2(e)(I)]&Housing Acquisition[33334.2(e)(6)]: (1) Real Estate Purchases (SCO Line 17) $ (2) Acquisition Expense (SCO Line 20) $ 474.36 (3) Operation of Acquired Property (SCO Line 21) $1,017.459 (4) Relocation Costs (SCO Line 22) $ (5) Relocation Payments(SCO Line 23) $ (6) Site Clearance Costs (SCO Line 24) $ (7) Disposal Costs (SCO Line 26) $ 1,500 (8) Other[Explain and identify amount(s)]: Acgn/Rehab/Resale Expenses $169,456 $ $ $ 169,456 (9) Subtotal Acquisition of Property/Building Sites(Sum of Lines 1 —8) $1,662,778 b. Subsidies from Low and Moderate Income Housing Fund(LMIHF)• (1) 1"Time Homebuyer Down Payment Assistance $ (2) Rental Subsidies $ (3) Purchase of Affordability Covenants[33413(b)2(B)] $ (4) Other[Explain and identify amount(s)]: (5) Subtotal Subsidies from LMIHF(Sum of Lines 1—4) $ c. Debt Service[33334.2(e)(9)1: (1) Debt Principal Payments $ 880,000 (a) Tax Allocation,Bonds&Notes $ (b) Revenue Bonds&Certificates of Participation $ (c) City/County Advances&Loans $ (d) U.S. State&Other Long—Tenn Debt $ (2) Interest Expense AE&A5j jx39)shown as transfer out $2,654.133 (3) Debt Issuance Costs(SCO Line 31.1) $ (4) Other[Explain and identify amount(s)]: (5) Subtotal Debt Service(Sum of Lines I—4) s3,534,133 d. Planning and Administration Costs[33334.3(e)(1)]_ (1) Administration Costs (SCO Line 14c) $1,218,203 (2) Professional Services(non project specific) (SCO Line 15c) $ 653,992 (3) Planning,Survey/Design(non project specific) (Line 16c) $ (4) indirect Nonprofit Costs[33334.3(e)(1)(B)] $ (5) Other[Explain and identify amount(s)]: City Admin. Costs (transfer $ 47,071 out) $ $ $ 47,071 (6) Subtotal Planning and Administration(Sum of Lines 1 —5) $1,919,266 California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-C Sch C(7/l/00) Page 2 of 8 Agency Name: PALM DESERT REDEVELOPMENT AGENCY 4. Expenditures and Other Uses(continued)*See k. below e. On/Off-Site Improvements[33334.2(e)(2)] $ f. Housing Construction[33334.2(e)(5)] $ g. Housing Rehabilitation[33334.2(e)(7)], (Line 27c) $ 68,591 h. Maintenance of Mobilehome Parks[33334.2(e)(10)] $ 24,211 i. Preservation of At-Risk Units[33334.2(e)(I1)] $ j. Transfers Out of Agency included under specific categories (1) For Use Outside Community(33334.17) $ (2) For Transit Village Development Plan(33334.19) $ (3) Excess Surplus[33334.12(a)(1)(A)] $ (4) Other(code section authorizing the transfer and amount) A. Section $ B. Section $ C. Section $ $ (5)Subtotal Transfers Out of Agency(Sum of Lines 1-3 and 4A.—4C.) $ k. Other Expenditures and Uses[Explain and identify amount(s)]: *Capital Improvements Apartment C:ompllexes $558,713 Misc. Maintenance Expenses Housing $ 1,76— Subtotal Other Expenditures and $ Uses 560,509 1 Total Expenditures and Other Uses(Sum of lines 4a.-k.) $ 7,769,488 5 Net Resources Available [End of Year][Line 3.(Total Resources)minus Line 4.1.(above)] $ 1,730,888 6. Other Housing Fund Assets(not included as part of Line 5,above) a. Value of Land Purchased with Housing Funds and Held for Development of Affordable Housing $ 961,516 b. Indebtedness from Deferrals of Tax Increment Set-asides(Sec.33334.6) $ [refer to Line 5c of Sch-A(s)]). C. Loans Receivable for Housing Activities $5,309,5 72 d. Residual Receipt Loans(structured for periodic and fluctuating $ payments) e. ERAF Loans Receivable(all years)(Sec.33681) $ f. Other Assets[Explain and identify amount(s)]: Low Interest Housing Loans Received $ 167,890 Adjustment for�Valuation of Assets $ (322,864) inc,-ea Ae'd $ $ g• Total Other Housing Fund Assets(Sum of lines 6a.-f) $ 6,116,114 7 TOTAL FUND EQUITY [Line 5(Net Resources Available)+6g(Total Other Hsg Fund $ Assets] 7,847,002 Compare Line 7 to the amount below from SCO Line 39c(Balance Sheet of Annual Report of Financial Transactions of Community Redevelopment Agencies. [Explain differences and identify amount(s)]: ENTER AMOUNT FROM LINE 39c FROM THE SCO's BALANCE SHEET $7,847,002 California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-C Sch C(7/1/00) Page 3 of 8 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Excess Surplus Determination Pursuant to Section 33080.7,report any excess surplus funds(as defined in Section 33334.12(g)(1)). Excess surplus exists for the current reporting year,if the Adjusted Balance[Schedule HCD-C,Line 8b.(5)]of the agency's prior year 1998/99 reporting forms exceeds the greater of(1)$1,000,000 or(2)the aggregate amount of tax increment deposited into the Fund during the prior four fiscal years. [See the below Table(Line 8a.)for this reportine yearl. "Encumber"means committing funds pursuant to a legally enforceable contract or agreement for expenditure for authorized redevelopment housing activities[Section 33334.12(g)(2)]. In accordance with Section 33334.12(g)(3)(A)and(B),the unencumbered balance may be adjusted to account for any remaining revenue added from debt proceeds and the difference between the sales price of land for affordable housing and its fair market value. 8. Excess Surplus: a. Fill in the below table to calculate and track your agency's excess surplus amount(s)for appiicable fiscal years. Total Tax Sum of Tax FY 99-00 Amount Increment Increment Adjusted Expended/Encumbere Remaining Deposits to Deposits in Balance* Excess Surplus d Against Each FY's Excess Surplus Fiscal Housing Housing Fund in as of Balance for Each Excess Surplus as of for Each Fiscal Year Fund Prior Four FYs 7/1/99* FY as of 7/1/99 6/30/00 Year as of 6/30/00 b% -, $ $ $ 95 96 4$687,87 ..; 96-97 $ $ $ $ 4 778 18 97-98 $ $ $ $ 5 234 12 ...... 98-99 $ $ 0 $ U $ U 5 530 19 ; 99-00 f $ $ $ 0 $ 0 $ 0 20,230,373 (1,851,403), Adjusted Balance at the beginning of FY 99-00 is equal to the amount reported last year on HCD-C,Line 8b(5). b. Reporting Year End Unencumbered Balance and Excess Surplus Determination: (1) Net Resources Available(from Line 5 on previous page): $ 1,730,888 (2) Total Encumbrances(End of Year). See Section 33334.12(g)(2)for a definition. Identify the amount of Line 8b(1)that was encumbered per agreement or contract by the end of the reporting year): $ (124,414) (3) Unencumbered Balance(End of Year)[Line 8b(1)minus Line 8b(2)] $ 1,606,474 Detail of Unencumbered Balance rLine 8b(3)1. No desianation results in all of Line 8b(3)as undesi nat (a)Designated Amount of Line 8b(3). Portion budgeted for intended project use �1 770 34 Refer to item 10 on applicable HCD Sch-A s and item 3 on HCD Sch-B (b)Undesignated Amount of Line 8b(3).Portion not budgeted and currently available $ ) (4) If eligible to adjust the Unencumbered Balance(End of Year)complete the applicable Adjustment(s)below: (a)Debt Proceeds[33334.12(g)(3)(B)]: $ (477,250) Note:Only include unspent portion of debt proceeds and related income remaining at reporting year end (b)Land Conveyance[Sale/Grant/Lease loss from fair market value of LMIHF acquired land,if 49%or $ more of built or rehabilitated units are affordable to lower-income households(33334.12(g)(3)(A))]: (5) Adjusted Balance [Line 8b(3)minus 8b(4)and 8b(5)] $ (641,120) Note: Adjusted Balance is the 7/1/2000 amount to use in the calculation of next year's excess surplus c. If you reported an excess surplus for the current reporting year,briefly summarize the agency's plan (specified in Section 33334.10)for transferring,encumbering,or expending excess surplus: d. If the plan described in 8c.was adopted,enter the date the plan was adopted: mo day yr California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-C Sch C(7/l/00) Page 4 of 8 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Miscellaneous Uses of Funds 9. If an amount is reported in 4e.,pursuant to Section 33080.4(a)(6),report the total number of very low-,low-,and moderate- income households that directly benefited from expenditures for onsite/oftsite improvements which resulted in either new construction,rehabilitation,or the elimination of health and safety hazards. (Note: If line 4e.of this schedule does not show expenditures for improvements,no units should be reported here.) Households Benefiting Income Households Households from Elimination of Level Constructed Rehabilitated Health and Safety Duration of Deed Restriction Hazard Very Low257 Perpetuity Low 93 Moderate 1 266 10. If the agency is holding land for future housing development(refer to Line 6a),summarize the acreage(round to tenths,do not report square footage),zoning,date of purchase,and the anticipated start date for the housing development. No.of Purchase Estimated Site Name/Location* Acres Zoning Date Date Available Comments Lot 161 Virginia 6O98sf R1 10/98 FY 99/00 Const. of Single famil 44700 DeAnza 6110 R1 5/95 FY 00/01 Const. of single famil 265 Catalina 7280sf R1 12/98 FY 99/00 Const. of single family Please attach a separate sheet of paper listing any additional sites not reported above. 11. Section 33334.13 requires agencies which have used the Housing Fund to assist mortgagors in a homeownership mortgage revenue bond program,or home financing program described in that Section,to provide the following information: a. Has your agency used the authority related to definitions of income or family size adjustment factors provided in Section 33334.13(a)? Yes❑ No ❑ Not Applicable ] b. Has the agency complied with requirements in Section 33334.13(b)related to assistance for very low-income households equal to twice that provided for above moderate-income households? Yes❑ No ❑ Not Applicable [ California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-C Sch C(7/l/00) Page 5 of 8 Agency Name: PALM DESERT REDEVELOPMENT AGENCY 12.'Did the Agency use non-LMIHF funds as matching funds for the Federal HOME or HOPE program during the reporting period? YES ❑ NO If yes,please indicate the amount of non-LMIHF funds that were used for either HOME or HOPE program support. HOME S HOPE$ 13. Pursuant to Section 33080.4(a)(11),the description of the agency's activities must include the date and amount of all LMIHF deposits and withdrawals during the reporting period. To satisfy this requirement,the Agency should keep deposit and withdrawal information on hand to be submitted,upon request,to HCD or any member of the public. Has your agency made any deposits to or withdrawals from the LMIHF? Yes KI No ❑ If yes,identify the document(s)describing the agency's deposits and withdrawals by listing for each document,the following (attach additional pages of similar information as necessary): Name of document: Activity Listings Date of document: 06 /M / 00 mo day yr Name of Agency Custodian: .7anPt Mnnra Custodian telephone number: (760 346-0611 Where to obtain a copy: Palm Desert City Hall Name of document: Date of document: mo day yr Name of Agency Custodian: Custodian telephone number: Where to obtain a copy: 14. Use of Other Redevelopment Funds for Housine Please briefly describe the use of any non-LMIHF redevelopment funds(i.e.,contributions from the other 80%of tax increment revenue)to construct, improve,assist,or preserve housing in the community. 15. Sueeestions/Resource Needs Please provide suggestions to simplify and improve future agency reporting and identify any training,information,and/or other resources,etc.that would help your agency to more quickly and effectively use its housing or other funds to increase, improve, and preserve affordable housing? These reporting requirements are arduous at best. Many of the sections are convoluted and repetitive. Let's simplify this not make it harder. California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-C Sch C(7/1/00) Page 6 of 8 Agency Name: PALM DESERT REDEVELOPMENT AGENCY 16. 'Project Achievement and HCD Director's Award for Housing Excellence Project achievement information is optional but can serve important purposes: Agencies'achievements can inform others of successful redevelopment projects and provide instructive information for additional successful projects. Achievements will be included in HCD's Annual Report of Housing Activities of California Redevelopment Agencies to assist other local agencies in developing effective and efficient programs to address local housing needs. In addition,HCD selects various projects to receive the Director's Award for Housing Excellence. Projects are selected based on criteria such as local affordable housing need(s)met,resources utilized,barriers overcome,and project innovation and complexity,etc. Project achievement information should only be submitted for one affordable residential project that was completed within the reporting year as evidenced by a Certificate of Occupancy. The project must not have been previously reported as an achievement. In order to publish agencies'achievements in a standard format,please complete information for each underlined category below addressing suggested topics in a narrative format that does not exceed two pages (see example). In addition to submitting information with other HCD forms to the State Controller,please submit achievement information on a 3.5 inch diskette and identify the software type and version. For convenience, the diskette can be separately mailed to: HCD Policy Division, 1800 3'a Street, Sacramento, CA 95814 or data can be emailed by attaching the file and sending it to: gcampora@hcd.ca.gov. AGENCY INFORMATION • Project Type(Choose one of the categories below and one kind of assistance representing the primary project type): New/Additional Units(Previously Unoccupied/Uninhabitable): Existing Units(Previously Occupied) - New Construction to own - Rehabilitation of Owner-Occupied - New Construction to rent - Rehabilitation of Tenant-Occupied - Rehabilitation to own - Acquisition and Rehabilitation to Own - Rehabilitation to rent - Acquisition and Rehabilitation to Rent - Adaptive Re-use - Mobilehomes/Manufactured Homes - Mixed Use Infrll - Payment Assistance for Owner or Renter - Mobilehomes/Manufactured Homes - Transitional Housing - Mortgage Assistance - Other(describe) - Transitional Housing - Other(describe) • Agency Name: • Agency Contact and Telephone Number for the Project: DESCRIPTION • Project Name • Clientele served[owner,renter, income group,special need(e.g. large family or disabled),etc.] • Number and type of units and location,density,and size of project relative to other projects,etc. • Degree of affordability/assistance rendered to families by project,etc. • Uniqueness(land use,design features,additional services/amenities provided, funding sources/collaboration,before/after project conversion such as re-use,mixed use,etc.) • Cost(acquisition,clean-up, infrastructure,conversion,development,etc.) HISTORY • Timeframe from planning to opening • Barriers/resistance(legal/financial/community,etc.)that were overcome • Problems and creative solutions found • Lessons learned and/or recommendations for undertaking a similar project AGENCY ROLE AND ACHIEVEMENT • Degree of involvement with concept,design,approval,financing,construction,operation,and cost,etc. • Specific agency and/or community goals and objectives met,etc. California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-C Sch C(7/1/00) Page 7 of 8 SCHEDULE HCD-D1 GENERAL PROJECT INFORMATION A separate Schedule HCD•D1 and all applicable Schedules HCD D2•D7 must be completed for each Housing Project. Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name, or"Outside": PROJECT AREA #1 & OUTSIDE Housing Project Name: HOUSING AUTHORITY RENTALS Project Address: Street: Cam: ZIP: See attached listing Palm Desert Owner Name: Total Project Units: # 725 Restricted Units: # 237 Unrestricted!huts: # 488 Total Project Bedrooms: # 9 9 9 Restricted Bedrooms: # 2 3 7 Unrestricted Bedrooms:# 7 6 2 For projects with no Agency assistance,do not complete any more of HCD-D1 or any of HCD 132-136. Ordy complete HCD-D7. Was this a federally assisted multi-family rental project(Gov't Code Section 65863.10(a)(2)1? ❑YES-a]NO Number of units occupied by currently ineligible households (e.g. ineligible income/#of residents in unit) # 63 Number of bedrooms occupied by currently ineligible persons (e.g. ineligible income/#of residents in unit) # 95 Number of units restricted for special needs: (Number must not exceed "Total Project Units) #237 Number of units restricted that are serving one or more Special Needs: # 237 ❑Check, if data not available (Note: A unit may serve more than one of the "Special Needs'listed below, therefore the sum of all"Special Needs'can exceed the "Number of Units Restricted for Special Needs) [## DISABLED(Mental) # FARMWORKER(Permanent) # TRANSITIONAL HOUSING DISABLED(Physical) # FEMALE HEAD OF HOUSHOLD #237 ELDERLY FARMWDRKER(Migrant) # LARGE FAMILY # EMERGENCY SHELTERS (4 or more Bedrooms) (allowable use only with"Other Housing Units Provided- Without LMIHF"Sch-D6) Use Restriction Dates (enter appropriate dates): Replacement Inclusionary Housing Units Other Housing Units Provided Housing Units Inside Project Area Outside Project Area With LMIHF Without LMIHF Inception 1-28-98 Termination 1 perpetuity Funding Sources: Redevelopment Funds: $ Federal Funds $ State Funds: Other Local Funds: $ Z• Private Funds: $ Owner's Equity: $ TCAC/Federal Award: $ TCAC/State Award: $ Total Development/Purchase Cost: $ Check all appropriate form(s) listed below that will be used to identify this Project's Units or Project Bedrooms: ❑ Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑ Inside Project Area (Sch HCD-D3) ®With LMIHF (Sch HCD-D5) ❑Outside Project Area (Sch HCD-D4) ❑Without LMIHF (Sch HCD-D6) ❑Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D1 Sch DI(7/l/00) SCHEDULE HCD-D5 OTHER HOUSING UNITS PROVIDED WITH LMIHF) Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name,or"Outside":Puo.TFCT AREA #1 & o tTSTD . Affordable Housing Project Name: HOUSING AUTHORITY RENTALS Check only one: ® Inside Project Area ®Outside Project Area Check only one. If both apply,complete a separate form for each: ®Agency Developed ❑Non-Agency Developed Check only one. If both apply, complete a separate form for each: ®Rental ❑Owner-Occuoied Enter the number of units for each applicable activity below: A. New Construction Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W = = —F�= B. Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W C. Other Non-Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W D. Acquisition Only: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W E. Mobilehome Owner/Resident: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W I F. Mobilehome Park Owner/Resident: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D5 SchD5(7/l/00) Page 1 of 2 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Housing Project Name: HOUSING AUTHORITY RENTALS SCHEDULE HCD•D5 OTHER HOUSING UNITS PROVIDED (WITH LMIHF) (continued) G. Preservation (H&S 33334.2(e)(11)Threat of Public Assisted/Subsidized Rentals Converted to Market): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W H. Subsidy (other than specified options here): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W 7-1 127 22 75 224 ❑0 131 69 188 388 1 258 91 263 612 63 I. Other Assistance: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W 725 Rental units available — 675 total occupied TOTAL UNITS (Add only TOTAL of all"TOTAL Elderly/Non Elderly Units"): 12 If T t7TAL U11 M is less than"Total Pm'ed Units"shown on HCD Schedule D1,mport the remainder as hntructed below. Check all appropriate form(s) listed below that will be used to identify remaining Project Units to be reported: ❑Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑Inside Project Area (Sch HCD-D3) ❑Without LMIHF (Sch HCD-D6) ❑Outside Project Area (Sch HCD-D4) ❑Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D5 Sch D5(7/1/00) . Page 2 of 2 SCHEDULE HCD-D1 GENERAL PROJECT INFORMATION .A separate Schedule HCD-D1 and all applicable Schedules HCD D2-D7 must be completed for each Housing Project. Agency: pAT.M nFSFRT RF.nFVFT 0pMENT Acp�ry Redevelopment Project Area Name, or"Outside": PROJECT AREA #1 Housing Project Name: SANTA ROSA APARTMENTS Project Address: Street: City: ZIP: 73-625 Santa Rosa Way Palm Desert 92260 Owner Name: PALM DESERT REDEVELOPMENT AGENCY Total Project Urdts: # 20 Restricted Units: # 2 0 Unrestricted Units- # 0 Total Project Bedroorns: # 40 Restricted Bedroorns: # 40 Unrestricted Bedrooms:# 0 For projects with no Agency assistance,do not complete arty more of HCD-D1 or any of HCD D2-D6. Orgy complete HCD-D7. Was this a federally assisted multi-family rental project[Gov't Code Section 65863.10(a)(2)1? ❑YES ®NO Number of units occupied by currently ineligible households (e.g. ineligible income/# of residents in unit) # 0 Number of bedrooms occupied by currently ineligible persons (e.g. ineligible income/#of residents in unit) # 0 Number of units restricted for special needs: (Number must not exceed "Total Project Units) #20 Number of units.restricted that are serving one or more Special Needs: # 20 ❑Check, if data not available (Note: A unit may serve more than one of the "Special Needs"listed below, therefore the sum of all"Special Needs'can exceed the "Number of Units Restricted for Special Needs) DISABLED(Mental) # FARMWORKER(Permanent) #X TRANSITIONAL HOUSING DISABLED(Physical) # X FEMALE HEAD OF HOUSHOLD # ELDERLY # FARMWORKER(Migrant) # LARGE FAMILY # EMERGENCY SHELTERS (4 or more Bedrooms) (allowable use only with"Other Housing Units Provided- Without LMIHF"Sch-D6) Use Restriction Dates (enter appropriate dates): Replacement Inclusionary Housing Units Other Housing Units Provided Housing Units Inside Project Area Outside Project Area With LMIHF Without LMIHF Inception Termination Funding Sources: Redevelopment Funds: $ 64,735. Federal Funds $ State Funds: $ Other Local Funds: $ Private Funds: $ Owner's Equity: $ TCAC/Federal Award: $ TCAC/State Award: $ Total Development/Purchase Cost: $�S Check all appropriate form(s) listed below that will be used to identify this Project's Units or Project Bedrooms: ❑ Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑ Inside Project Area(Sch HCD-D3) With LMIHF(Sch HCD-D5) ❑Outside Project Area (Sch HCD-D4) ❑Without LMIHF(Sch HCD-D6) ❑Without a_y,Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D1 Sch D1(7/1/00) SCHEDULE HCD-D5 OTHER HOUSING UNITS PROVIDED (WITH LMIHF) Agency: PALM DESERT REDEVETQPMRNT AGENCY Redevelopment Project Area Name,or"Outside": PROJECT AREA #1 Affordable Housing Project Name: SANTA ROSA APARTMENTS Check only one: 10 Inside Project Area ❑Outside Project Area Check only one. If both apply, complete a separate form for each: ❑Agency Developed ❑Non-Agency Developed Check only one. If both apply, complete a separate form for each: ❑Rental ❑Owner-Occuoied Enter the number of units for each applicable activity below: A. New Construction Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W B. Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W 71 10 10 20 a 10 10 20 C. Other Non-Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W -1= D. Acquisition Only: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W a a I I E7F7= E. Mobilehome Owner/Resident: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W F. Mobilehome Park Owner/Resident: Elderly Units Non Elderly Units TOTAL Elderly& Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W --lo a California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D5 SchD5(7/1/00) Page 1 of 2 Agency Name:PALM DESERT REDEVELOPMENT AGENCY Housing Project Name: PROJECT AREA #1 SCHEDULE HCD•D5 OTHER HOUSING UNITS PROVIDED (WITH LMIHF)(continued) G. Preservation (H&S 33334.2(e)(11)Threat of Public Assisted/Subsidized Rentals Converted to Market): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W H. Subsidy (other than specified options here): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W I. Other Assistance: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W o a a TOTAL UNITS (Add only TOTAL of all"TOTAL Elderly/Non Elderly Units"): a If T oTAL fI1VPT5 is less than"Total Project[Inns"shown on HCD Schedule D1,report the remainder as instrnded below. Check all appropriate form(s) listed below that will be used to identify remaining Project Units to be reported: ❑Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑ Inside Project Area(Sch HCD-D3) ❑Without LMIHF (Sch HCD-D6) ❑Outside Project Area(Sch HCD-D4) ❑Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D5 Sch D5(7/t/00) Page 2 of 2 SCHEDULE HCD-D1 GENERAL PROJECT INFORMATION A separate Schedule HCD-D1 and all applicable Schedules HCD D2-D7 must be completed for each Housing Project. Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name,or"Outside": PROJECT AREA #3 Housing Project Name: REBECCA ROAD Project Address: Street: Cam• ZIP: 42-662 & 42-740 Rebecca Road Palm Desert 92260 Owner Name: Total Project Urns: # 2 Restricted Units: # 2 Unrestricted Units: # Total Project Bedrooms: # 6 Restricted Bedrooms: # 6 Unrestricted Bedrooms:# For projects with no Agency assistance,do not complete any..m of HCD-D1 or any of HCD D2-D6. Only complete HCD-D7. Was this a federally assisted multi-family rental project(Gov't Code Section 66863.10(a)(2)]? ❑YES ®NO Number of units occupied by currently ineligible households (e.g. ineligible income/#of residents in unit) # Number of bedrooms occupied by currently ineligible persons (e.g. ineligible income/# of residents in unit) # Number of units restricted for special needs: (Number must not exceed "Total Project Units) # 2 Number of units restricted that are serving one or more Special Needs: # 2 ❑Check, if data not available (Note: A unit may serve more than one of the "Special Needs'listed below, therefore the sum of all"Special Needs'can exceed the "Number of Units Restricted for Special Needs) DISABLED(Mental) # FARMVVORKER(Permanent) # TRANSITIONAL HOUSING DISABLED(Physical) # FEMALE HEAD OF HOUSHOLD # ELDERLY FARMWDRKER(Migrant) # LARGE FAMILY # EMERGENCY SHELTERS (4 or more Bedrooms) (allowable use only with"Other Housing Units Provided-VVfta LMIHF-Sch-D6) Use Restriction Dates (enter appropriate dates): Replacement Inclusionary Housing Units Other Housing Units Provided Housing Units Inside Project Area Outside Project Area With LMIHF Without LMIHF Inception Sale Date Termination 30 yrs from Sae Date Funding Sources: Redevelopment Funds: $ 2,480. Federal Funds $ Recorded Resale Restrictions State Funds: $ Other Local Funds: $ Private Funds: $ Owner's Equity: $ TCAC/Federal Award: $ TCAC/State Award: $ Total Development/Purchase Cost: $ � Check all appropriate form(s) listed below that will be used to identify this Project's Units or Project Bedrooms: ❑Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑Inside Project Area (Sch HCD-D3) X]With LMIHF(Sch HCD-D5) ❑Outside Project Area(Sch HCD-D4) ❑Without LMIHF(Sch HCD-D6) ❑Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D1 Sch DI(7/1/00) SCHEDULE HCD-D5 OTHER HOUSING UNITS PROVIDED (WITH LMIHF) Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name,or"Outside": PROJECT AREA #3 Affordable Housing Project Name: REBECCA ROAD Check only one: E3 Inside Project Area ❑Outside Project Area Check only one. If both apply,complete a separate form for each: E3AQency Developed ❑Non-Agency Developed Check only one. If both apply,complete a separate form for each: ❑Rental ❑Owner-Occuoied Enter the number of units for each applicable activity below: A. New Construction Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W B. Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W 2 2 a 2 2 C. Other Non-Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W D. Acquisition Only: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W E. Mobilehome Owner/Resident: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W F. Mobilehome Park Owner/Resident: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D5 SchD5(7/l/00) Page 1 of 2 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Housing Project Name: PROJECT AREA #3 SCHEDULE HCD-D5 OTHER HOUSING UNITS PROVIDED (WITH LMIHF) (continued) G. Preservation (H&S 33334.2(e)(11)Threat of Public Assisted/Subsidized Rentals Converted to Market): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W H. Subsidy (other than specified options here): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W I. Other Assistance: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W TOTAL UNITS (Add only TOTAL of all"TOTAL Elderly/Non Elderly Units"): If T nTAL UNM is less than "Total Project Units"shown on HCD ScheMe D1,report the remainder as instructed below. Check all appropriate form(s) listed below that will be used to identify remaining Project Units to be reported: ❑ Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑Inside Project Area(Sch HCD-D3) ❑Without LMIHF (Sch HCD-D6) ❑Outside Project Area (Sch HCD-D4) ❑Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D5 Sch D5(7/l/00) Page 2 of 2 SCHEDULE HCD-D1 GENERAL PROJECT INFORMATION A separate Schedule HCD-D 1 and all applicable Schedules HCD D2-D7 must be completed for each Housing Project. Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name, or"Outside': PROJECT AREA #1 Housing Project Name: PALM VILLAGE APARTMENTS Project Address: Street: Cam• ZIP: 73-610 Santa Rosa Way Palm Desert 92260 Owner Name: PALM DESERT REDEVELOPMENT AGENCY Total Project Units: # 12 Restricted Units: # Unrestricted Units: # Total Project Bedrooms: # Restricted Bedrooms: # Unrestricted Bedrooms:# For projects with no Agency assistance,do not complete any more of HCD-D1 or any of HCD 132-136. Only complete HCD-D7. Was this a federally assisted multi-family rental project[Gov't Code Section 65863.10(a)(2)1? ❑YES a NO Number of units occupied by currently ineligible households (e.g. ineligible income/# of residents in unit) # 0 Number of bedrooms occupied by currently ineligible persons (e.g. ineligible income/# of residents in unit) # 0 Number of units restricted for special needs: (Number must not exceed "Total Project Units) # 0 Number of units,restricted that are serving one or more Special Needs: # 0 ❑Check, if data not available (Note: A unit may serve more than one of the "Special Needs'listed below, therefore the sum of all"Special Needs"can exceed the "Number of Units Restricted for Special Needs) DISABLED(Mental) # FARMWORKER(Permanent) # TRANSITIONAL HOUSING DISABLED(Physical) # FEMALE HEAD OF HOUSHOLD # ELDERLY # FARMWORKER(Migrant) # LARGE FAMILY # EMERGENCY SHELTERS (4 or more Bedrooms) (allowable use only with"Other Housing Units Provided-Without LMIHF-Sch-D6) Use Restriction Dates (enter ap3ropriate dates): Replacement Inclusionary Housing Units Other Housing Units Provided Housing Units Inside Project Area Outside Project Area With LMIHF Without LMIHF Inception Termination I I Perpetuity Funding Sources: Redevelopment Funds: $ 474,363 Vacant property acquired for purpose of Federal Funds $_ demolition and new construction. To construct State Funds: $ 25-30 units. Other Local Funds: $ Private Funds: $ Owner's Equity: $ TCAC/Federal Award: $ TCAC/State Award: Total Development/Purchase Cost: $_ 47-4,363. Check all appropriate form(s) listed below that will be used to identify this Project's Units or Project Bedrooms: ❑Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑ Inside Project Area (Sch HCD-D3) ®With LMIHF (Sch HCD-D5) ❑Outside Project Area(Sch HCD-D4) ❑Without LMIHF(Sch HCD-D6) ❑Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D1 Sch D1(7/1/00) SCHEDULE HCD-D5 OTHER HOUSING UNITS PROVIDED (WITH LMIHF) Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name,or"Outside": PROJECT AREA #3 Affordable Housing Project Name: PALM VILLAGE APARTMENTS Check only one: ®Inside Project Area ❑Outside Project Area Check only one. If both apply,complete a separate form for each: ❑Agency Developed ❑Non-Agency Developed Check only one. If both apply,complete a separate form for each: ❑Rental ❑Owner-Occuoied Enter the number of units for each applicable activity below: A. New Construction Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W I = B. Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W 15 1 15 30 a 15 1 15 177F30 C. Other Non-Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W moo 0 0 D. Acquisition Only: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W E. Mobilehome Owner/Resident: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W F. Mobilehome Park Owner/Resident: . Elderly Units Non Elderly Units TOTAL Elderly& Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W Califomia Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D5 SchD5(7/l/00) Page 1 of 2 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Housing Project Name: PROJECT AREA#3 SCHEDULE HCD•D5 OTHER HOUSING UNITS PROVIDED (WITH LMIHF)(continued) G. Preservation (H&S 33334.2(e)(11)Threat of Public Assisted/Subsidized Rentals Converted to Market): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W - I H. Subsidy (other than soecified options here): Elderly Units Non Elderly Units TOTAL Elderly rG Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W I. Other Assistance: Elderly Units Non Elderly Units TOTAL Elderly rG Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W TOTAL UNITS (Add only TOTAL of all"TOTAL Elderly/Non Elderly Units"): If TOTAL UW7S is less than"Total Project Units"shown on HCD Schedule D1,report the remainder as instrwed below. Check all appropriate form(s) listed below that will be used to identify remaining Project Units to be reported: ❑Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑Inside Project Area(Sch HCD-D3) ❑Without LMIHF(Sch HCD-D6) ❑Outside Project Area (Sch HCD-D4) ❑Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D5 Sch D5(7/l/00) Page 2 of 2 SCHEDULE HCD-01 GENERAL PROJECT INFORMATION A separate Schedule HCD-D 1 and all applicable Schedules HCD D2-D7 must be completed for each Housing Project. Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name,or"Outside": PROJECT AREAS #1, 3 & 4 Housing Project Name: HOME TMPROV .MFNT PROGRAM Project Address: Street: City: ZIP: Citywide Palm Desert 92260 & 92211 Owner Name: Total Project Units: # Restricted thtits: # Unrestricted Units: # Total Project Bedrooms: # Restricted Bedroorns: # Unrestricted Bedrooms:# For projects with no Agency assistance,do not complete any more of HCD-137 or any of HCD D2-D6. Onl y complete HCD-37. Was this a federally assisted multi-family rental project[Gov't Code Section 65863.10(a)(2)1? ❑YES ❑ NO Number of units occupied by currently ineligible households (e.g.ineligible income/# of residents in unit) # Number of bedrooms occupied by currently ineligible persons (e.g.ineligible income/# of residents in unit) # Number of units restricted for special needs: (Number must not exceed "Total Project Units) # Number of units restricted that are serving one or more Special Needs: # ❑Check, if data not available (Note: A unit may serve more than one of the "Special Needs'listed below, therefore the sum of all"Special Needs"can exceed the "Number of Units Restricted for Special Needs) 1 DISABLED(Mental) # FARMWDRKER(Permanent) # TRANSITIONAL HOUSING 1 DISABLED(Physical) #17 FEMALE HEAD OF HOUSHOLD # 9 ELDERLY FARMWORKER(Migrant) # LARGE FAMILY # EMERGENCY SHELTERS (4 or more Bedrooms) (allowable use only with"Other Housing Units Provided-V Athout LMIHF"Sch-D6) Use Restriction Dates (enter appropriate dates): Replacement Inclusionary Housing Units Other Housing Units Provided Housing Units Inside Project Area Outside Project Area With LMIHF Without LMIHF Inception Termination Funding Sources: Redevelopment Funds: $ Federal Funds $ 122,929. State Funds: $ Other Local Funds: $ Private Funds: $ Owner's Equity: $ TCAC/Federal Award: $ TCAC/State Award: $ Total Development/Purchase Cost: $��, 29- Check all appropriate form(s) listed below that will be used to identify this Project's Units or Project Bedrooms: ❑Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑ Inside Project Area (Sch HCD-D3) ❑With LMIHF(Sch HCD-D5) ❑Outside Project Area(Sch HCD-D4) ©Without LMIHF(Sch HCD-D6)* ❑Without any Agency Assistance (Sch HCD-D7) *Assistance provided (planning, etc.) but not funds. California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D1 Sch D1(7/1/00) SCHEDULE HCD-D6 OTHER HOUSING UNITS PROVIDED (WITHOUT LMIHF) Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name,or"Outside":PROJECT AREAS #1, 3, 4 Affordable Housing Project Name: HOME IMPROVEMENT PROGRAM Check only one: ®Inside Project Area ❑Outside Project Area Check only one. If both apply, complete a separate form for each: ©Agency Developed ❑Non-Agency Developed Check only one. If both apply, complete a separate form for each: ❑Rental ®Owner-Occupied Enter the number of units for each applicable activity below: A. New Construction Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W - 7—�= B. Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W C. Other Non-Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly& Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W 7 1 2 9 I� 9T9 16 11 27 18 D. Acquisition Only: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD T TAL INELG. W E. Mobilehome Owner/Resident: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W F. Mobilehome Park Owner/Resident: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W Califomia Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D6 Sch D6(7/l/00) Page 1 of 2 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Housing Project Name: HOME IMPROVEMENT PROGRAM SCHEDULE HCD-06 OTHER HOUSING UNITS PROVIDED (WITHOUT LMIHF)(continued) G. Preservation (H&S 33334.2(e)(11)Threat of Public Assisted/Subsidized Rentals Converted to Market): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD T TAL INELG. W a ern❑ o H. Preservation I Replacement(H&S 33334.3(h): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTA INELG. W I. Rental Replacement(H&S 33334.3(f)(1)(A): Elderly Units Non Elderly Units TOTAL Elderly& Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W ���❑� �� J. Subsidy (other than specified options here): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W �� ❑ �� K. Other Assistance: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W ❑� �� TOTAL UNITS (Add only TOTAL of all"TOTAL Elderly/Non Elderly Units"): 2 If=AL UNITS is less than"Total Project Units"shown on HCD Schedule DI,report the remainder as Antrvcted b low. Check all appropriate form(s) listed below that will be used to identify remaining Project Units to be reported: ❑Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑Inside Project Area (Sch HCD-D3) ❑With LMIHF(Sch HCD-D5) ❑Outside Project Area(Sch HCD-D4) ❑Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D6 Sch D6(7/l/00) Page 2 of 2 SCHEDULE HCD-D1 GENERAL PROJECT INFORMATION A separate Schedule HCD-D1 and all applicable Schedules HCD D2-D7 must be completed for each Housing Project. Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name,or"Outside": PROJECT AREA #1 Housing Project Name: MAKE A DIFFERENCE DAY Project Address: Street: City: ZIP: 44-755 San Benito Circle Palm Desert 92260 Owner Name: Georgia Zapata Total Project Units: # 1 Restricted thuts: # Lkwestricted(huts: # 1 Total Project Bedroo ns: # 2 Restricted Bedrooms: # Urrestricted Bedrooms:#�_ For projects with no Agency assistance,do not complete any more of HCD-131 or any of HCD 132-136. Ordy complete HCD-D7. Was this a federally assisted multifamily rental project(Gov't Code Section 65863.10(a)(2)1? ❑YES ®NO Number of units occupied by currently ineligible households (e.g. ineligible income/#of residents in unit) # Number of bedrooms occupied by currently ineligible persons (e.g. ineligible income/#of residents in unit) # Number of units restricted for special needs: (Number must not exceed 'Total Project Units) # 1 Number of units restricted that are serving one or more Special Needs: #--2,_ ❑Check, if data not available (Note: A unit may serve more than one of the "Special Needs"listed below, therefore the sum of all"Special Needs'can exceed the "Number of Units Restricted for Special Needs) # DISABLED(Mental) # FARMWORKER(Permanent) # TRANSITIONAL HOUSING # DISABLED(Physical) # 1 FEMALE HEAD OF HOUSHOLD # 1 ELDERLY FARMWORKER(Migrant) # LARGE FAMILY # EMERGENCY SHELTERS (4 or more Bedrooms) (allowable use only with"Other Housing Units Provided-Without LMIHF"Sch-D6) Use Restriction Dates (enter appropriate dates): Replacement Inclusionary Housing Units Other Housing Units Provided Housing Units Inside Project Area Outside Project Area With LMIHF Without LMIHF Inception Termination Funding Sources: Redevelopment Funds: $ 1203. Federal Funds $ State Funds: $ Other Local Funds: $ Private Funds: $ Owner's Equity: $ TCAC/Federal Award: $ TCAC/State Award: $ Total Development/Purchase Cost: $ Check all appropriate form(s) listed below that will be used to identify this Project's Units or Project Bedrooms: ❑ Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑Inside Project Area (Sch HCD-D3) )M With LMIHF(Sch HCD-D5) ❑Outside Project Area (Sch HCD-D4) ❑Without LMIHF (Sch HCD-D6) ❑Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D1 Sch DI(7/1/00) SCHEDULE HCD-D5 OTHER HOUSING UNITS PROVIDED (WITH LMIHF) Agency: PAi.M D .S .RT gEDEVERT-OPMENT AGENCT Redevelopment Project Area Name,or"Outside"PROJECT AREA #1 Affordable Housing Project Name: _MAKE A DIFFERENCE Check only one: ®Inside Project Area ❑Outside Project Area Check only one. If both apply,complete a separate form for each: ®Agency Developed ❑Non-Agency Developed Check only one. If both apply, complete a separate form for each: ❑Rental ®Owner-Occuoied Enter the number of units for each applicable activity below: A. New Construction Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W = 1 I -na�r o B. Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W 0 0 o C. Other Non-Substantial Rehabilitation Units: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W 1 1 1 = 1 1 D. Acguisition Only: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W E. Mobilehome Owner/Resident: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W F. Mobilehome Park Owner/Resident: . Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D5 SchD5(7/l/00) Page 1 of 2 Agency Name: PALM DESERT REDEVELOPMENT AGENCY Housing Project Name: MAKE A DIFFERENCE SCHEDULE HCD-D5 OTHER HOUSING UNITS PROVIDED (WITH LMIHF)(continued) G. Preservation (H&S 33334.2(e)(11)Threat of Public Assisted/Subsidized Rentals Converted to Market): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W a-m o I I _ o H. Subsidy (other than specified options here): Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W I. Other Assistance: Elderly Units Non Elderly Units TOTAL Elderly&Non Elderly Units VLO LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. VLOW LOW MOD TOTAL INELG. W TOTAL UNITS (Add only TOTAL of all"TOTAL Elderly/Non Elderly Units"): ❑ IfT OTAL UNITS is less than"Total Project Units"shown on HCD Schedule DI,report the remainder as instmded 6elow. Check all appropriate form(s) listed below that will be used to identify remaining Project Units to be reported: ❑Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑Inside Project Area(Sch HCD-D3) ❑Without LMIHF(Sch HCD-D6) ❑Outside Project Area(Sch HCD-D4) ❑Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D5 Sch D5(7/l/00) Page 2 of 2 SCHEDULE HCD-01 GENERAL PROJECT INFORMATION A separate Schedule HCD-D1 and all applicable Schedules HCD D2-D7 must be completed for each Housing Project. Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name,or"Outside": PROJECT AREA #4 Housing Project Name: PALM VILLAGE VILLAS APARTMENTS Project Address: Street: Cam: ZIP: 77-080 California Palm Desert 92211 Owner Name: Troll Total Project Units: #76 Restricted Units: # 15 Unrestricted Wig: it 61 Total Project Bedrooms: #88 Restricted Bedrooms: # 17 Unrestricted Bedrooms:# 71 For projects with no Agency assistance,do not complete arty more of HCD-D any of or a of HCD 132-136. Onlycomplete HCQ137. Was this a federally assisted multi-family rental project[Gov't Code Section 65863.10(a)(2)]? ❑YES ❑NO Number of units occupied by currently ineligible households (e.g.ineligible income/#of residents in unit) # Number of bedrooms occupied by currently ineligible persons (e.g.ineligible income/#of residents in unit) # Number of units restricted for special needs: (Number must not exceed 'Total Project Units) # Number of units restricted that are serving one or more Special Needs: # ❑Check, if data not available (Note: A unit may serve more than one of the "Special Needs'listed below, therefore the sum of all'Special Needs'can exceed the "Number of Units Restricted for Special Needs) DISABLED(Mental) # FARMWORKER(Permanent) # TRANSITIONAL HOUSING DISABLED(Physical) # FEMALE HEAD OF HOUSHOLD # ELDERLY FARMWORKER(Migrant) # LARGE FAMILY # EMERGENCY SHELTERS (4 or more Bedrooms) (allowable use only with"Other Housing Units Provided-Without LMIHF"Sch-D6) Use Restriction Dates (enter appropriate dates): Replacement Inclusionary Housing Units Other Housing Units Provided Housing Units Inside Project Area Outside Project Area With LMIHF Without LMIHF Inception Termination Funding Sources: Redevelopment Funds: $ Federal Funds $ State Funds: $ Other Local Funds: $ Private Funds: $ Owner's Equity: $ TCAC/Federal Award: $ TCAC/State Award: $ Total Development/Purchase Cost: $ Check all appropriate form(s)listed below that will be used to identify this Project's Units or Project Bedrooms: ❑Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑Inside Project Area(Sch HCD-D3) ❑With LMIHF(Sch HCD-D5) ❑Outside Project Area(Sch HCD-D4) ❑Without LMIHF(Sch HCD-D6) ©Without any Agency Assistance (Sch HCD-D7) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D1 Sch DI(7/1/00) SCHEDULE HCD•D7 OTHER HOUSING UNITS PROVIDED (WITHOUT ANY AGENCY ASSISTANCE) NOTE: On this form,only report UNITS NOT REPORTED on HCD-D2 through HCD-D6 for project units that have not received any assistance(financial(neither LMIHF or other agency funds)or nonfinancial(planning,etc.)]from the agency, even though,in some cases,a portion of units in the same project may have been agency assisted. The intent of this form is to: (1)reconcile any difference between total project units reported on HCD-Dl compared to the sum of all the project's units reported on HCD-D2 through HCD-D6,and(2)account for other(non-assis(ed)housing units provided inside a orofect area that increases the agency's inclusionary obligation. Example 1: A new 100 unit project was built inside or outside a project area (HCD-DI)in which 50 units received agency assistance 130 affordable LMIHF units(either HCD-D2,D3,D4,or DS)and 20 above moderate units were funded with other agency funds (HCD-D6)]requiring the remaining 50 market-rate units to be reported. Example 2: Inside a project area a historic condemned property(multi-family or single-family) was substantially rehabilitated(tax credit or other private financing)without any agency assistance. Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name,or"Outside": PROJECT AREA #4 Housing Project Name: PALM VILLAGE VILLAS APARTMENTS Check whether Inside or Outside Project Area in completing applicable information below: ❑ Inside Project Area Enter the number for each applicable activity: New Construction Units: 76 Substantial Rehabilitation Units: Total Units: 76 If agency did not provide any assistance to any part of the project, provide: Building Permit Number: ___ Permit Date: ___l----IM_ Permit not yet issued, in mo day yr process. ❑ Outside Project Area Enter the number for each applicable activity: New Construction Units: Substantial Rehabilitation Units: Total Units: Check all appropriate form(s) listed below that will be used to identify remaining Project Units to be reported: ❑Replacement Housing Units Inclusionary Units: Other Housing Units Provided: (Sch HCD-D2) ❑Inside Project Area(Sch HCD-D3) ❑With LMIHF(Sch HCD-D5) ❑Outside Project Area(Sch HCD-D4) []Without LMIHF (Sch HCD-D6) California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-D7 Sch D7(7/l/00) ' SCHEDULE HCD•E1 CALCULATION OF INCREASE IN AGENCY'S INCLUSIONARY OBLIGATIONS FOR ACTIVITIES DURING THE REPORTING YEAR Complete a Schedule HCD-El for each project Agency: PALM DESERT REDEVELOPMENT AGENCY Redevelopment Project Area Name,or"Outside": ALL PROJECT AREAS Housing Project Name: NOTE: The information on this form should be a summary of the totals of all new construction or substantial rehabilitation units from forms HCD-D2 through HCD-D7 which are (a) developed anywhere by the agency and (b) developed in a project area by a person or entity other than the agency. PART I [H&SC Section 33413(b)(1)] AGENCY DEVELOPED INSIDE OR OUTSIDE OF A PROJECT AREA 1. New Units Developed by the Agency 2. Substantially Rehabilitated Units Developed by the Agency 22 3. Subtotal-Baseline of Units Developed by the Agency(add lines 1 &2) 22 4. Subtotal of Inclusionary Obligation Accrued this Year for Units Developed by the Agency (Line 3 x 30%) 6.60 5. Subtotal of Inclusionary Obligation Accrued This Year for Very-Low Income Units Developed by the Agency(Line 4 x 50% 3.30 PART II [H&SC Section 33413(b)(2)] NONAGENCY DEVELOPED WITHIN A PROJECT AREA 6. New Units Developed by Any Person or Entity Other Than the Agency _15 7. Substantially Rehabilitated Units Developed by Any Person or Entity Other Than the Agency 8. Subtotal-Baseline of Units Developed by Any Person or Entity Other Than the Agency (add lines 6& 7) 15 9. Subtotal of Inclusionary Obligation Accrued this Year for Units Developed by Any Person or 2.25 Entity Other Than the Agency(Line 8 x 15%) 10. Subtotal of Inclusionary Obligation Accrued This Year for Very-Low Income Units by Any Person or Entity Other Than the Agency(Line 9 x 40% 0.90 PART III TOTALS l l.Total Increase in Inclusionary Obligations During This Fiscal Year(add lines 4 and 9) 8.85 12.Total Increase in Very-Low Income Units Inclusionary Obligation During This Fiscal Year (add lines 5 and 10) NOTE: LINE 12 IS A SUBSET OF LINE 11 4.20 California Redevelopment Agencies-Fiscal Year 1999-2000 HCD-E1 Sch El(7/l/00) f µ • M f4 F JOHN K. VAN DE KAMP State of California Attorney General DEPARTMENT OF JUSTICE 350 McALLISTER STREET, ROOM 6000 SAN FRANCISCO 94102 (415) 557-2544 September 27, 1989 Ramon Diaz Environ. Services Director City of Palm Desert Community Development Department ' 73-510 Fred Waring Drive Palm Desert, CA 92260 Dear Mr. Diaz: Re: Compliance With Statutory Housing Element Requirements Regarding Emergency Shelter For The Homeless One of my roles as Attorney General is to ensure that the laws of the state are uniformly and adequately enforced. I am particularly concerned about the provisions of the law relating to adequate emergency shelters for the homeless . The homeless in California are estimated to number as many as 100,000 and are composed largely of veterans, women, families with children, the mentally ill, and unemployed adults . Families comprise 28% of all the homeless, and there are more than 20,000 homeless children in our state alone. It is critical that each locality shoulder its statutory burden of providing for the homeless within its jurisdiction so that this important statewide problem can be resolved. As you know Government Code Section 65583 requires ali localities in their housing elements to identify and analyze existing and projected housing needs and to state their goals, ' policies, quantified objectives and scheduled programs for the development of housing. The above analysis, according to recently enacted legislation, is to include special housing needs, such as those of persons in need of emergency shelter. There should also be a program which sets forth a five-year schedule of actions the local government is undertaking or intends to undertake to implement its policies and achieve its goals and objectives, including an identification of adequate sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of emergency shelters and transitional housing. r Ramon Diaz September 27, 1989 Page 2 If it is determined that there is a need for emergency shelter, an identification of sites for such shelters shall be made by the next periodic review of a housing element pursuant to Government Code Section 65588 . The statutory deadline for updating your jurisdiction's housing element was July 1, 1989 . I understand from the Department of Housing and Community Development (HCD) that you did submit your revised housing element and that HCD is in the process of reviewing it for compliance with the statutory requirements . I appreciate your efforts to develop plans to meet the pressing needs of the homeless . The person on my staff who is being copied in on all correspondence between you and HCD concerning the housing element is Kathleen W. Mikkelson, Deputy Attorney General. Please direct any questions you may have about these matters to her at 350 McAllister Street, Room 6000, San Francisco, California, 94102. Thank you for your anticipated cooperation. Very truly yours, 4JO K. VAN DE KAMP A orney General jl 1�4Date 7 Department of Housing and Community Development Local Assistance and Review Section P.O. Box 952053 J U L 1 1 1989 Sacramento, CA 94252-2053 (916) 445-4728 CDAiMUryl1Y DEvELu?t��Erdl UEPP.K1tdFNr DESERI , Re: (City County of Dear This will acknowledge receipt of you draft housing element/ raft housing element amendment in our office on I is our intent to provide our comments within the statutorily defined 5� O day review period which ends (.7-SU j cc: Feld Representative b POSTAGE NOTIFY HCD IMMEDIATELY O' ANY ADDRESS CCRRECTIONS OR Q {� �-f.�',''1�� CHANGE. IN CARE OF NCO U JUL-T89 LQ �i,L 5 +OCHBOX 828 AMENTO. CA. 95809-1828 U)I � C A` +"" ?333318 C l Cf) NOTIFY Iox p rlG' C' M ANY A001CSS U.CHANGC. I"CAit (,FT CA. HMETEC A R 372273 yNt C,4- q2-lbD Date —� \ Department of Housing and Community Development Local Assistance and Review Section p.0. Box 952053 Sacramento, CA 94252-2053 (916) 445-4728 Re: Cit County of C� \ Dear ��r��� �a�C�e�\ This will acknowledge receipt of your draft housing element/draft-Gdraft housing element amendment in our office on -+c�� definee i s our intent to provide our commentso`I t�inthe `setOtutq�rilY 4�90 day review period which ends cc: Field Representative CITY OF PALM DESERT GENERAL PLAN HOUSIN G ELEMENT PREPARED BY CITY OF PALM DESERT DEPARTMENT OF ENVIRONMENTAL SERVICES RAMON A. DIAZ, DIRECTOR Philip Drell, Assistant Planner Linda Russell, Secretary Patricia Armitage, Clerk Stenographer Adopted November 8, 1984 Resolution No. 84-145 City Manager Bruce Altman PLANNING COMMISSION CITY COUNCIL Buford Crites, Chairman Walter H. Snyder, Mayor Robert Downs Phyllis Jackson Richard Erwood Richard Kelly James Richards Romeo Puluqi Ralph Wood S. Roy Wilson YEAR 2000 RESIDENTIAL COMMITTEE Dean Cole, Chairman Molly Martin Cam Kaspari Susan Moore Pearl Kaspari Vern Priest Charles Martin Franz Tirre TABLE OF CONTENTS Page No. ,1 I. BACKGROUND A. Population and Household Characteristics 1 B. Income and Employment 2 C. Housing Characteristics 2 D. Housing Affordability (RHAM) 4 E. RHAM Vacancy Rates and Second Home Market 6 II. THE PROBLEMS A. Regional Fair Share 7 B. Ownership Housing 7 C. Rental Housing g D. Preserving Neighborhood Quality 9 E. Future Housing Demands 10 F. Constraints _ 11 G. Special Needs 15 III. SOLUTIONS 17 IV. THE PROGRAM A. Neighborhood Quality 18 B. Reducing Costs and Prices of New Construction 22 C. Elderly Housing Program 23 D. Energy Conservation 23 E. Equal Housing Opportunities 23 TABLE OF CONTENTS Program Summary 25 Residential Land Inventory 23 N Environmental Review 30 Review of Past Housing Element 32 Public Participation 32 Statistical Appendix 33 `r . w HOUSING ELEMENT The goals, policies and implementation programs set forth in the Palm Desert Housing Element to the General Plan are guided by California State Housing Objectives. 1. Provisions of decent housing for all persons regardless of age, race, sex, marital status, source of income or other arbitrary factors. 2. Provision of adequate housing by location, type, price and tenure. 3. Development of a balanced residential environment including access to jobs, community facilities and services. This element will examine the nature of the existing housing stock in relation to the character and needs of Palm Desert residents and how future development can best meet future needs. I. BACKGROUND A. Population and Household Characteristics: The California Department of Finance estimated (see appendix for complete data) Palm Desert's 1984 permanent population to be 14,557 in 6,406 households. Growth projections for the next 5 years vary between 3% and 5% per year. The two most populous age categories identified in the 1980 census were 65+ (2176 -18%) and 25-34 (1830 - 16%). This compares with 1185 - 10% for the 45- 54 age category. The dominance of young adults and seniors is responsible for a large number of small, often childless, households. One and two person households account for 72% of the Palm Desert total. Sixty-five percent (65%) of married couples have no children. Only 824 households (7%) have more than three members. These young and old households generally Housing Element Continued represent the demographic groups with the lowest incomes. The 45-54 age group, usually associated with the highest income producing period, comprises the smallest segment of the Palm Desert community. B. Income and Employment: Median household income in 1980 was $19,647. Total employment was 5681. Service and sales accounted for 68%. With the opening of a major regional retail mall and growth in the hotel and restaurant industry, the retail/service sector will become even more dominant in the future. There were 179 families living below the poverty line of which 32 where female heads of household with children. There were no households with heads over 65 below the poverty line. C. Housing Characteristics: I. Housing Mix: The following table represents the 1984 Palm Desert housing mix: Total Houses Single Family 2-4 Units 5 or More Mobile Homes 12,304 9,150 1,156 1,202 796 While 18% of the housing stock is comprised of multi-family housing, renters comprise 32% of total households. Since 1980, 1,610 single family homes have been constructed in comparison to 28 multi-family units. 2. Housing Condition: Most of the housing in the City of Palm Desert has been constructed since 1960. Generally homes in even the oldest neighborhoods are less than 25 -2- ,r Housing Element Continued years old. As a result, surveys by the city's department of building and safety indicates that no more than 20 dwellings could be classified as substandard. This does not mean that a potential problem does not exist. Many older homes are at a stage where significant rehabilitation will be required within the next five years to prevent a decline to a substandard condition. Programs in this element will attempt to reverse this process. 3. Overcrowding: Overcrowding is defined as dwellings with greater than 1.01 persons per room. A room is defined by the Uniform Building Code as a place usable for sleeping, eating or cooking. This excludes bathrooms, hallways and closets. For example, a three bedroom, two bath home with a kitchen and combination dining room/living room would have 5 rooms. If it was inhabited by two adults and 4 children, a 1.2 ratio would qualify as overcrowded. The 1980 census identified 102 households (2%) with person per room ratios between 1.01 and 1.5, and 42 household (.8%) with ratios greater than 1.51. Overcrowding is caused by a combination of shortages and high cost of appropriate housing. Families are forced to choose between small units or sharing a larger unit with another family. While it may be desirable for each child to have his/her own bedroom, some degree of overcrowding is inevitable. Young families often take several years before they can achieve the one person per room ratio. Fortunately, Palm Desert residents experience very limited overcrowding with only .8% of households being severely impacted. This is partly due to the predominance of small families. Programs in this element will -3- Housing Element Continued attempt to p encourage the production of a wide variety of affordable housing. D. Housing Affordability: The Southern California Association of Governments Regional Housing Allocation Model (RHAM). The following table represents a computer analysis of housing cost versus a household's ability to pay. It was produced in 1983 and has been adjusted to project future needs to 1989. Part I of the table indicates the number of current low and very low income households which pay more than 30% of their income on housing. Part II projects future needs based upon SCAG'S growth projections. -4- * z b o > > oz 0 �7 p > rn>m �wnL'iz � ���"o n C 1 92 C ! p .i ''O� Z N.-wCrn �'pC00>0000 �0000 'j I ou> C-I-I 1 fir. O ZOO < � �C ov� � n rCCoo��� >22 '� i 0: cC: 0-�-i rnn a0rn oz^�r-r Nrnrr,M 0C Z 1 rr,n± nrr zi I NO rnZ �7�CZ rno0Z wp2x -C�� nL4iLn rn y0O c22 z > m "n a+,-t0 'Ocnrnrn�rnm m ; C< r DOO v r porn Urn000 ;'Qv'n�x« E00 i v�� 0Nrn p rnr u' XIS �EzCrn �<Zrnr%»200 I og Cn2 Ln > m 0 yc0 Qprnn 0npcanr-�� I *z ? o Z I p 14> ate.. �� 2� pccNZ2z rn -�C rn rrarnZ C> 00 ZZOnn2 rn oo I In Orn cnz0 0 ; rn rn -AI r"0 j n^r7p '� TZNoy < Oa cn -i Z� Zy z i O �0-< TO `^z >mrrn C� cA n 0 , n z v,rn L�- m ,H0LA- >>Z n 0 � N y C .D rr LA rr, Q v�-�n r 0 I rn Oa a �y ooZ� .�0pr' �' � ,. � Qz rn I y .o rn r A -- z ;a7;rZ �r * 1 � 00 0 I O LA -rnrnr zyyn ���F > z I 0� �' I -ci m O� :o0r-z a�0 ' �z c > I r2n -n WOo 'O?Zn bznr rn � I .0 7C Z 0 , m 0 'LA vc0LA z0 rn oZ j ny z nn Q yiLl ca� rn> �rn v xrn I �p � � ar -j N 0 rn ZZ �rrn- 0rn -tom ry I �r 2 I r0 cn nn rn0 <y a0 r I � _ v > I Z � rn O rn cn ' °v °o w O CA ' a Zo ' w °°Fa` i z > CA Czi� oOc ib WF�Fo� ! rn .. "�� i 0A O�In r I � i ---D i - _ A Q z � i %ljr=i rn i -3 z i Q O r o rn r. < 1 E ^1 rn i z � O F I 0 < rn 0 �" Apr I N O ' 1 i- A rp v I E I I Z I I M rn n0 Z� � o < I z -< rn �^ m oc I X v Ln " o0 0 `< ram- E I o 0 O > I EE z I z I a v, i rn i Oa 1 i z N v 0 LA r I rn> N 0 , 'O-j F ,.., oN 1 m �. i 0> 1 a I -min �rn C I E� rri -�-i z r I I rn-i _ O N O� ZN rn w Ern , F X I Z O � Op Q� v� w 0 1 ' N N I f `` �oo I ww *.r' '"/ Housing Element Continued E. RHAM Vacancy Rates and the Second Home Market: Residential construction in Palm Desert has been dominated by the second IA home market. This has resulted in permanent occupancy of some projects as low as 20%. In 1983, the California Department of Finance estimated that 46.65% of the 11477 units were vacant. Many of these units are held for occasional recreational use, while others are for sale or rent. The RHAM identified 614 market vacancies in 1984. This figure is then used to calculate future low and moderate income housing needs even though the vast majority of these vacant units are priced above the low/moderate income standard. Further discussion in this element will assume that most of the existing market vacancies will not be available to meet the 5 year low/moderate income housing need. H. THE PROBLEMS The mandated objective of the Palm Desert Housing Element is the provision of quality, well designed housing within safe and attractive neighborhoods affordable by all segments of the community. The task of the implementation program shall be to resolve the conflict and trade-offs between affordability, design and density. When the city incorporated there was great concern for what appeared to be unacceptably low quality development standards being enforced by the county. We developed zoning and design review standards to insure quality neighborhoods. These standards succeeded in encouraging an abundant supply of housing, very high quality development, but also resulted in housing increasingly out of the reach of low and moderate income households. This situation was further exaggerated by the high speculative housing market of the late 1970's. While ownership housing costs were escalating, a combination of market forces and land use restriction brought apartment construction to a halt. -6- Housing Element Continued A. Regional Fair Share: The SCAG Regional Housing Allocation Model identified 814 housing poor households currently living in Palm Desert. Housing poor is defined as those households with incomes less than 80% of the county median who spend more than 30% of their income on housing. This statistic provides a rough Nindication of current housing needs; however, it has its limitations. Since it is based upon Palm Desert 1980 census data, it only counts those households who successfully found housing reasonably within their budgets. The group most severely impacted by the lack of affordable housing are households who failed to find any affordable housing in Palm Desert and located elsewhere. These households are not counted in the Palm Desert RHAM and will show up in another city's statistics. The RHAM also assumes that todays affordable units will continue to be affordable in the future. Unfortunately, the same market forces which have impacted new home construction will eventually impact the existing affordable housing stock. B. Ownership Housing: The HUD income guidelines call for a maximum low income ownership unit selling price of $50,000 based upon the monthly payment on a 12%, 30 year loan. The moderate income house price limit would approach $70,000. No projects have offered homes in this price range for at least 5 years. There are no houses on the market today in the low income range and only 31 in the moderate range. The 1980 census indicated that 2312 households fall within low income definition yet the RHAM identified a current need for only 814 units. Although this would appear to indicate that most low income households find housing within their budgets, it does not reveal the whole story. The majority of low income homeowners who are not experiencing difficulty, purchased their homes during a period of lower prices and interest rates. They were not impacted by the 1975-1980 price spiral since -7- "Nov ousing Element Continued i J they were already I yin the housing market. In Block Group 2, one of the city's primary lower income housing resource areas located between Highway III and Fred Waring Drive, mean ownership costs rose from $364/mo. for those who purchased prior to 1975, to $526/mo. for those who moved in between 1975 and 1980. This means that as the existing low income housing stock turns over it will cease to be affordable for a new first time low income buyer. Affordable housing for all low income and most moderate income households would virtually disappear by 1990 even if housing prices stabilize. C. Rental Housing: Households forced out of the ownership market normally have to rent. Housing cost escalation-as a result of simple turnover is affecting the rental market as well. In 1980, while mean rents were only $344/month, vacant units were being advertised for $427/month. Landlords have a tendency to moderate rent increases for their reliable continuing tenants and then make up the difference when vacancies occur. Approximately 40% of the rental housing is apartment units with the balance being rented houses or condominiums. Landlords who built or purchased these units prior to 1975 have much lower operating expenses and therefore can charge lower rents. Single family house and condominium rents will increase dramatically as these units are resold at today's prices and interest rates. This trend will be further reinforced by an extremely low apartment vacancy rate. A January, 1983, survey of the four largest Palm Desert apartment projects produced both positive and negative results. The typical rent for a 2 bedroom one bath unit was $380/month which would qualify as a low income unit. The bad news was that of the 218 units there were only 4 vacancies for a 1.8% rate. Three of the four projects had no vacancies. The units are affordable but not available. Each of the projects was approved prior to incorporation at densities of 22 units per acre and would not meet our present development standards. -8- Housing Element Continued D. Preserving NeighborhoodQuality: While our design standards have produced very attractive new developments, they have not succeeded in substantially improving some of our older neighborhoods. Declining neighborhoods tend to discourage the investment of private capital thus reinforcing their decline. Although the substandard condition of certain areas has resulted in depressed property values and therefore lowered housing costs, allowing continued decline is an unacceptable solution to the affordable housing problem. Slums result in a dangerous, ugly environment but do not guarantee affordable housing. In a tight housing market landlords will continue to be able to receive high rents even as quality declines. The concept of redevelopment was specifically designed to break the cycle leading to the development of slums. Carefully planned public investment in the form of improved public facilities, and low interest rehabilitation loans will encourage private investment reversing the decline cycle. This process will eventually increase housing costs in the area but the alternatives are unacceptable. The areas in question were originally developed with modest homes on smaller lots and therefore housing costs will remain lower. Improvement programs can be designed to minimize direct impact on housing costs. To achieve our initial goal of quality neighborhoods and affordable housing we have to promote innovative designs which reduce the costs of construction while still providing a desirable residential environment. Because of high land costs, it will be necessary to provide some form of direct financial assistance to developers or households if we are to achieve all our housing goals. -9- NOW Housing Element Continued E. The Future Housing Demands: The RHAM identified a 5 year future need for 113 very low income, 137 low income and 127 moderate income units. While the present need figure is based upon census data, the future needs are a computer manipulation of the SCAG '82 population forecasts. The validity of these computer models are questionable when applied to small rapidly growing communities. For example, the RHAM or SCAG 182 did not foresee the housing demand impacts of the Marriott of Hyatt hotels. We should therefore not be solely preoccupied with the RHAM numbers. Our concern should be in usin g our available resources wisely, providing the housing variety required to meet • the needs generated by our local resort oriented economy. Participants in the Palm Desert housing market are basically of three types: retirees, second home buyers and owners of local businesses and their employees. The local economy is dominated by retail sales and service associated businesses whose employees earn low or moderate incomes. While the economy has grown, the supply of appropriately priced housing has shrunk forcing new employees to find housing elsewhere. Until recently, Palm Desert was primarily a residential community with only minor local employment in comparison to Palm Springs or Indio. With the completion of the Town Center and the planned Granada Royale, Marriott and Hyatt hotels, Palm Desert will be the fastest growing job market in the valley. These projects will directly create 2000 full time jobs and stimulate employment growth throughout the existing sales and service industry. Most of these new positions will be in the low/moderate income range. Inherent in the fair share housing concept is the responsibility of providing for the housing needs generated by economic growth. In addition to its social and philosophical basis, the fair share concept makes sense economically and environmentally. To maximize the economic benefits of our new -10- Housing Element Continued commercial development we need to keep the income generated in Palm Desert from leaving the local economy. If the majority of new employees locate in adjoining communities, then the major portion of their income will be spent in those communities, thus reducing the general economic benefits throughout the local economy. The private housing market has shown itself to be incapable of providing housing for this major influx of low and moderate income households under existing densities and without some form of assistance. F. Constraints: 1. Governmental: a. Land Use: As discussed previously, a shortage of high density zoned property discouraged affordable multifamily development during the past 10 years. This situation was corrected in June, 1983, by the creation of the Affordable High Density Planned Residential (AHDPR) designation. This program established a procedure and criteria for rezoning up to 25 du/acre for projects containing 20% lower income affordable units. As of August, 1984, 45 acres have been rezoned AHDPR allowing 1,000 apartment units and 200 low income affordable units. Four other projects have received 25% density bonuses under provisions of government code section 65915 allowing construction of 352 moderate priced condominiums and 90 apartments. These density bonus programs have effectively eliminated density restrictions as a constraint to the production of affordable housing. -11- vmw' Housing Element Continued The city has further acted to encourage affordable single family housing by zoning over 400 vacant acres potentially containing 2,000 lots for manufactured housing. b. Building Codes and Development Standards: A goal of this element is the development and maintenance of high quality housing and residential neighborhoods. While Palm Desert's standards are high, developers are given a great deal of flexibility in choosing the means by which the standards can be achieved. Analysis of project alternatives describing lowered levels of design quality and amenities show only minimal decreases in monthly housing costs at the expense of significant reductions in overall quality. While the standards of the Uniform Building Codes provide the basis of plan review, applicants have the opportunity to provide engineered cost saving alternatives which meet code specifications. Modular and prefabricated building systems have been used extensively. Quality construction while initially appearing more expensive results in lower long term housing costs. C. Development Fees: City of Palm Desert fees are designed to cover actual costs of processing applications and the extension of urban services to the proposed development. A typical $90,000 home will include $6,000 in fees of which only $1,000 is for design and building plan review. The remainder is for public improvements to serve the development. Utility hook-up fees -12- rr/ NEW Housing Element Continued account for more than 50% and are not within the control of the City. d. Permit Processing Procedures: The city employs a streamlined processing procedure which consolidates hearings and reviews and significantly reduces administrative delays. A single family home receives design review by the Department of Environmental Services on the day it is submitted and can be immediately transmitted to the Department of Building and Safety for plan check. Depending upon work load, permits are issued within four weeks of submittal. Major developments as large as 1,000 units can complete the public hearing review within three months and can often begin construction within six months of initial application. 2. Non-Governmental Constraints: a. Land Costs: Residential land costs vary by location, parcel size, and availability of urban services. Individual single family lots range from $20,000 to $250,000. Large unimproved parcels range from $30,000 per acre north of Country Club Drive to over $100,000 per acre south of Highway 111. These price factors are fairly uniform between Palm Springs and Indian Wells. Prices are somewhat lower toward Indio. -13- Housing Element Continued The impact of rising land costs can be mitigated to a degree by raising densities. While land may account for 30% of the cost of a single family home at four dwelling units per acre, it can be reducted to 10% in a 20 unit per acre project. Ap Increasing densities can itself increase speculative pressure based upon expectations of more profitable high density development. It is therefore important to provide a mechanism to prevent this speculation from inflating higher density parcels so as to preclude affordable housing. By tying high density zoning to low income affordable performance standards, the AHDPR program limits this type of speculation. b. Construction Costs: Palm Desert's construction costs range between $30 to $60 per square foot depending upon project size, density, and quality. These costs are fairly uniform throughout the Coachella Valley. It is anticipated that construction costs will continue to rise with inflation. C. Financing: The most profound constraint on both the supply and affordability of housing is the cost of financing. As interest rates rise above the 13% level, even the most modest homes become unaffordable for moderate income households and builders cease construction. Local governments have little ability to significantly remove this constraint since it involves natural monetary policy. The use of mortgage interest subsidies and tax exempt bond -14- � r.r Housing Element Continued financing can lower costs enough to allow marginal home buyers to qualify or enable rental projects to offer lower income rents. G. Special Needs: 1. Elderly: The desert area has traditionally been a retirement destination. In 1983, 18.4% of Palm Desert residents and 30% of households had members over the age of 65. By 1989 this group will be into their 70's and 80's, and an additional 1717 will have reached retirement age. As part of the general affordable housing problem, all but the most affluent elderly have been frozen out of the Palm Desert housing N market. The type of housing available is not ideally suited to many segments of the elderly population. Many elderly households no longer need or desire the 2 or 3 bedroom home designed for a growing family. Low density resort condominiums provide more suitable accommodations but are generally the most expensive housing in the city. These projects tend to average only 20% permanent occupancy leading to the social isolation of the scattered less active retired elderly. Since no specialized elderly housing exists in Palm Desert, as the present active elderly population ages they will be forced to leave the Palm Desert community in order to find appropriate housing. A similar situation exists relative to housing appropriate for handicapped individuals. Different forms of elderly housing have been developed which enhance the opportunity for social interaction and bridge the gap between the isolation of tradition housing arrangements and the rest -15- Housing Element Continued home. These projects provide small apartments, common dining facilities, organized social functions and limited medical care. Our present codes do not recognize the different requirements of these projects relative to design, parking and density. . 2. Handicapped: The 1980 census identified 576 individuals with varying degrees of disability. Ninety-five percent of existing rentals were built prior to any requirements for handicapped facilities. Implementation of Title 24 C.A.C., Section 2-1213 a,b will produce at least 30 specially designed landscaped units over the next 5 years. 3. Female Heads of Households: The incidence of female headed households with children identified by the 1980 census was 156 or 3.5% of which 32 were below the poverty line. The housing needs of this group will be addressed by programs directed to the more general low/moderate income category. 4. Large Families: Only III households in 1980 were larger than six members. This statistic, in addition to the low incidence of severe overcrowding, .8% would indicate that the present unit sizes are adequate. 5. Farm Worker Housing: In 1980 277 Palm Desert residents were employed in agriculture. There are presently no large scale agricultural operations within the -16- Housing Element Continued city. Agricultural activity has steadily declined in the upper Coachella Valley as the date industry has moved toward the Thermal area. By 1989 all existing agricultural operations will have converted to other uses. Other than for farm management occupations, agricultural employment will show a corresponding decline, therefore, no special farm worker housing programs are proposed. M. THE SOLUTIONS The previous discussion focused on the obstacles to the attainment of our goal of quality and affordable housing. Our efforts to solve these problems must be evaluated according to how well we utilize all the available fiscal and planning tools. The following discussion will analyze these tools evaluating their effectiveness and their costs. The solutions will fall into two basic categories: 1) Direct financial aide programs to reduce or defer costs of housing or neighborhood quality improvements, 2) Regulatory reforms to reduce the costs of producing housing while maintaining neighborhood quality. While regulatory reforms do not involve the expenditure of public funds, direct assistance will require significant economic resources. Fortunately, the economic growth which is partially responsible for the increased housing demands will also generate significant new revenues which can finance new housing programs. Within the next 5 years the tax increment generated for housing from the Redevelopment Agency's flood controls project will total approximately $4.5 million. In addition to locally generated revenue sources, community development block grants may be available for more generalized improvement such as curb and gutters. -17- low �..� Housing Element Continued IV. THE PROGRAM A. Neighborhood Quality: �► 1. Rehabilitation: Within new projects, our review process insures development quality. These standards are less effective in improving the quality of existing neighborhoods. Code enforcement programs can abate the worse cases of neglect but too heavy a reliance on a punitive strategy is more likely to create community ill will. Positive financial incentives provide more effective tools for significant improvement. The first step of the program will involve the targeting of neighborhoods based upon physical condition and household income. Specific Plans will be initiated to identify land use constraints and conflicts, and develop programs to encourage new investment. The city will then establish a $1,000,000 revolving loan fund created from community development block grant funds for construction of curbs, gutters, and improvement of sewer and water infrastructure. These funds would be used to defer assessments until sale or transfer of ownership thus reducing the impacts on rents. The second phase of the assistance program would involve a $1,000,000 loan fund created from redevelopment funds for the purpose of landscaping and home rehabilitation and energy conservation. Loans up to $10,000 per unit would be provided to low and moderate income households and landlords who agree to participate in a low/moderate rental program. The loans could be deferred until sale or a repayment schedule established based upon a household's economic resources. The loan amount would be determined by the amount of work required to achieve a reasonable standard. For some units it may mean only yard clean up and -18- Housing Element Continued exterior paint. Others may require major renovation or reconstruction. While the loan program will not reach all households, the improvements will create a positive neighborhood feeling encouraging property owners to embark on their own privately funded rehabilitation efforts. One of the contributing factors to decline in single family neighborhoods is the dominance of absentee landlords. Some single family detached neighborhoods north of Highway 111 are 50% rentals. Landlords of single family homes generally do not employ maintenance services leaving the responsibility to the tenant. Since single family homes can be sold out from under them, tenants are often reluctant to dedicate sufficient time, effort and expense for adequate maintenance. To encourage the quality of maintenance that is associated with owner occupied homes, a $1.5 million low interest loan program would be created to assist low and moderate income households in the purchase of the homes they presently rent. Depending on qualifications, the assistance would take the form of part of the down payment or a reduction of mortgage interest rates. The loan would come due whenever the owner ceased to occupy the property. The new owner would also have to agree to some form of resale control preserving the affordability of the unit. This program could provide permanent assistance to 150 households while creating more attractive stable neighborhoods. 2. Residential Conservation: Historically, the City of Palm Desert has not experienced any significant conversion of residential to non residential uses. The -19- Housing Element Continued General Plan Land Use Element and zoning ordinance give highest priority to the protection of existing residential neighborhoods. The city's mobile home parks and subdivisions are located in zones which specifically permit manufactured housing. The neighborhood quality, program will be designed to provide property owners with incentives for the conservation of the low/moderate income housing stock. Through the implementation of these policies, 99% of the existing 12,304 residential units will be conserved over the next five years. B. Reducing Costs and Prices of New Construction 1. Removal of Government Constraints: Density Bonuses and Development Standards Reform. With careful planning, density increases and development standards modifications can significantly decrease housing costs while preserving neighborhood quality. In 1983, the City of Palm Desert approved zoning ordinance amendments lowering condominium floor area minimums and establishing an affordable high density incentive program for projects containing 20% low income housing. One Quail Place, a 384 unit apartment project containing 77 low income units, was approved under AHD zoning. The increase from 7 d.u./acre to 22 d.u./acre achieved a cost reduction equivalent to a subsidy of $6,000,000. A cash subsidy of this magnitude would have virtually exhausted all our housing funds for the next 5 years. Density increases alone seem capable of achieving moderate income rents and allow low income rents on lower land cost sites. One Quail Place will achieve the low income requirement with the use tax exempt bond financing. Future projects may also be able to benefit from similar bond programs. -20- 4 Housing Element Continued While achieving significant cost reductions, density bonuses do not seem capable of allowing developers to provide low income ownership housing even with decreased floor area. Because of the different tax treatment between ownership and rental projects and other costs inherent in a ownership program, monthly costs for ownership housing are substantially higher than those of a comparable rental unit. These higher monthly costs are offset by the owner's ability to deduct interest payments on their income taxes and the possibility of capital appreciation on resale. To account for these differences a separate density bonus program shall be developed for moderate income ownership housing. This program would allow densities up to 15 d.u./acre if a project includes 50% of its units affordable by moderate income households. Through the density bonus provisions of Government Code Section 65915, the city has approved a 352 unit condominium project which will include at least 163 two and three bedroom units affordable by moderate income households. Density bonuses will not solve the housing problem alone. Since density programs will only produce 20% low income units in any one project, production of these units will be dependent on the demand for the other 80% market units. The production of low income units will cease if the moderate and upper income market becomes saturated. In some cases a rent lower than the 80% of median rent standard might be desired, or the city might perfer a lower density in conjunction with other forms of subsidy. The City of Palm Desert has encouraged the use of manufactured housing to cut costs in designated areas. There remains 130 vacant -21- I%w Housing Element Continued lots in an existing 500 lot manufactured housing subdivision. additional 400 acres allowing 2000 units have been zoned to allo manufactured housing. 2. Financial Assistance: To supplement the density bonus program and further reduce home prices, direct financial aide will be required. These subsidies will be given directly to developers in a lump sum to reduce up front construction costs or be provided gradually as rent or mortgage subsidies to individual units or households. $1.7 million will be available from the Redevelopment Agency for this new construction aide program. These funds will be spent in a variety of ways depending upon the nature of the project proposed. An average assistance level of $10,000 per unit will result in the permanent provision of 170 low income units with cost reductions of up to $100 per unit per month. Whether project subsidies or individual household subsidies are used will depend on how much developers will commit beyond the minimum density bonus requirements in exchange for the assistance. The main advantage of developer subsidies involve the simplicity of dealing with a single entity. In a mortgage or rent subsidy program principal loan funding source will be placed in an account with subsidy payments being derived from the interest earned. For example, $1,000,000 invested at 11Y4'% would earn $9,375 per month providing an average $93 monthly subsidy for 100 households. The advantage of an individual unit or household subsidy program is that the city retains control of the • -22- ti Housing Element Continued principal and can modify the program as new conditions arise. There is also complete assurance that the subsidy goes directly to cost reductions for the target households. In developer subsidies the city must rely on developer produced pro formas for the evaluation of the benefits of the subsidy. The city controlled subsidy programs would involve additional administrative costs. C. Elderly Housing Program The zoning ordinance shall be amended to provide the planning commission flexibility with respect to density, design and parking requirements for projects exclusively devoted to specialized forms of housing oriented toward elderly households. Implementation of the Senior Citizen Second Unit Ordinance will allow the construction of rental units on single family lots for use by households with members over the age of 60. D. Energy Conservation As a result of its hot desert climate, the primary residential energy conservation effort involves the reduction of solar heat gain during the 6 to 8 air conditioned months. The implementation of Title 24 energy requirements of the building code has significantly reduced energy consumption in new structures. In older neighborhoods, energy saving improvements will be promoted through the neighborhood quality rehabilitation program. With the increasing dominance of projects with large common facilities, the economics of solar water heating and cogeneration technologies are enhanced. The city will promote and encourage the use of appropriate energy saving technologies through the design review process. -23- rW Housing Element Continued E. Equal Housing Opportunities The city promotes equal housing opportunities by referring inquiries concerning illegal discrimination to the following local, state, and federal fair housing agencies: Desert Association for Residential Equality P.O. Box 2166 Palm Springs, CA 92263 (619) 322-1559 State Department of Fair Employment and Housing 322 West 1st Street, Room 2126 Los Angeles, CA 9002 (213) 408-7464 U.S. Department of Housing and Urban Development 2500 Wilshire Boulevard Los Angeles, CA 90027 (213) 688-5951 All projects receiving a density bonus enter into a development which prohibits illegal discrimination. 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Redevelopment Agency $4.5 million 2. Community Development Block Grant 1 million Total $5.5 million I. NEIGHBORHOOD QUALITY A. Program: Loan Fund for deferal of curb & gutter assessments Scope: 1 square mile target area Estimated Cost: $1,000,000 Source: Community Development Block Grant B. Program: Initiation of Specific Plans in areas targeted for Redevelopment Programs. Estimated Cost: 6 months, one existing staff member C. Program: Rehabilitation Loans Scope: 200 units Estimated Cost: $1,000,000 -25- "✓ `/ Housing Element Continued Source: Redevelopment Agency D. Program: Loan program to encourage purchase of rented single family units by occupant. iA Scope: 150 units Estimated Cost: $1,500,000 Source: Redevelopment Agency II• COST & PRICE REDUCTION OF NEW CONSTRUCTION A. Program: Density Bonuses Scope: 300 low income units 900 moderate income units Cost: None Source: B. Program: Direct finance assistance to developers and households Scope: 170 units Estimated Cost: $1,700,000 Source: Redevelopment Agency -26- t Housing Element Continued C. Program: Zoning For Manufactured Housing Scope: 400 acres, 2000 potential lots. Cost: None. D. Program: Zoning Ordinance Amendments to facilitate Senior Housing. Scope: 5 year goal of 500 units. Cost: None. -27- Z 1 d 1 1 I N 1 0 1 N I M I !� I 10 I w I O I M 1 0 1 V I M I In I M I r I M I 00 I , O 0C W O 1 I N I U) I r l N I M I r I M l CO I r l <n 1 I d l In I (� I (0 I I M 1 0 1 t` M Q w F- (n w to J (0 I r I Q 1 00 1 V• 1 0 1 aT 1 M 1 N 1 r 1 r 1 O 1 N 1 N 1 N 1 r 1 M I r 1 00 1 IT • 00 ■ U �+ Iz (1 7 0 • I • I • I • I • I • I • I I • I I • I • I • I • I • I I • I • I • I Z Z W 0 2 N 1 N 1 M 1 N 1 O 1 Cl) 1 N 1 r 1 N 1 Cl) 1 N 1 Cl) I M I Cl) 1 N I N I N 1 N I N I N ♦ N d � 0_ = I I 1 I 1 1 I I I I I I I I I I 1 I I * ♦ Z f-I = I 1 1 I 1 1 I I I I I I I 1 I I I 1 I ■ ♦ IL U CC I F- M I I N I N I N I 1 I M I 00 1 O 1 00 I Q I M I (0 I r I M l t� 1 M I to I r I Q # h LA- d I Z 1T M I M l n I M I O I O I M I (0 I (n 1 co t 'T I M I r l V ■ Q OwM I to Go I U 0) I Q I (0 I M I r I 00 1 00 1 0) l V I OD I cT I r I N I N l CO I M I N I w 1 I M 4 h H W\ 1 Q I r l I r I I I r l I (0 I r I r I M l 1 I Q I Q I I N 1 I ♦ r Z (YLn I > I I I I I 1 I I I 1 I 1 1 1 1 I I I I ■ W N I I I I t I i I I I I 1 1 I I I I I 1 I ► '�U\ I 1 I I 1 I 1 I I I I I 1 I I I I I I I • • IY = O 1 I OI CO I O I 1,0 I Ip 1 R I M I M I n 1 I!I I O I I M I r I N l ID I N I M I (` I N I 00 • CO d d 1 O W P I r I M I M I In I M I (0 I O I Cl) I In I N I 00 I N I O I � I N I w 1 W 1 w I W * lD 0. Q O I U" r I M I In I Cl) I N I w I Cl) I -T I r I M 1 [T I M 1 N I (` I w 1 In 1 1 O 1 Q I V ♦ O W (z w 1 U CL t� 1 M 1 N 1 O 1 Cl) I M I It I (0 I r 1 0 1 w I M I r I O 1 00 I Q I (n 1 V 1 M 1 to x (9 0 O F- 1 O 1 1 I r I I +- I I I I r I I I M I I I r I I I t- I • M ■ O Z 1 i I 1 1 I 1 I I I I I I I I I I I 1 t N • � I-r 1 I I 1 I I 1 I I I I 1 I I 1 I 1 I I I x ♦ Q W OC I I I 1 1 I 1 I 1 I I 1 I I I 1 I I I 1 x U O a I I I 1 I I I I I I I I I I I I I I I I ■ I I I I i I 1 1 I I I 1 I I I 1 1 1 1 I x x I Lu N In I !� I O I 0p 1 M I r 1 00 I 00 1 11•) I CO I I(I I N I N I Ifl 1 �• 1 O I 00 1 I O I J W N I N I (OD I 00 I N I N I O I M I I I O I M I co 1 7 1 10) 1 I M I 0) I r ♦ M x I F-1 f r I M I I (D 1 N 1 M 1 M 1 If) I 1 O 1 'T 1 N 1 r 1 I (0 1 Q 1 U) 1 00 1 CO 1 00 ♦ V I 00 0 r l I I N I I 1 I Q I I r I 1 1 �" I I I r I - I I r l r x N t 1 O S I I i 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I x N x I � I 1 1 I I 1 I I 1 1 1 I 1 I I I I I I ♦ ♦ I 1 I I I I 1 I I 1 I 1 1 I 1 1 I I I I ♦ x I I I 1 I 1 1 I 1 1 I I I I I 1 I I I I • ■ I I I 1 I 1 I I 1 1 I I I I 1 I 1 I I 1 x x I 1 NI N I O I N I O I N I M I N I N I M l l r l 00 I co, I M I In I O I R 1 +- I Cl) I (0 ■ In r l r 1 O I o I M 1 O I IO 1 O I M I (0 1 (0 1 t� I 1 r 1 [f I CO 1 CO 1 f� 1 r 1 N * p +f N } J M I ID 1 In I r I In I M 1 N 1 O 1 M 1 00 1 �7 I r 1 N 1 r 1 Cl) I I 00 1 V 1 rl I 1 * r t H J d I 1 I +� I I I r I M 1 1 I r I 1 N I I N 1 O 1 1 1 00 I x •-t t M M I I I 1 I I I I 1 I I 1 I I I r 1 I I " I ♦ 1!•1 t Z 2 InI 1 I 1 I I I I 1 I I 1 1 I I I I 1 ♦ t w I 1 I I I I 1 I I 1 I I I I I I 1 I 1 # C7 1 1 I I I I I 1 1 I I I I I I I I I I I ♦ + Z 1--I 1 !` In I M I M I 1 60 I M t N l 00 1 ' 1 M I ' I (0 1 0 1 0) I N I V I N ♦ l� (n 1-•1 I••' M I In I M I N I N l M I M I M I M I 00 I M I ' I M I 00 I 00 I Q I 01 l r l (D I M ♦ 00 t W N J O Cl) I N t N 1 (0 1 M I N I 00 I N I (0 1 0 1 00 I r 1 0 1 1 In I IT N I W I �- I F-• 7 7 F- I I I r I I r I I r I I r I I I r I 1 r 1 N 1 1 1 In 1 x t Q O f I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I + N a = N 1 I I I I I I I I I I I I I I I I 1 I + + N I 1 1 1 I I 1 I I I I 1 I I I I I 1 1 I t t w I I O O I M I M I 00 1 00 1 tp I r I M l lD I M I 00 I M I M I Q I 0 I In 1 0 1 h I w + 00 I W Q I M 1 1 I In I M I O I N I M I M I M I ID I M I M I ID 1 w I r I N l r l h I M x N x 0 I }= M I r 1 1 00 1 N 1 M 1 r 1 "t 1 n I In 1 N 1 r I Q I 1 0 1 0) 1 r I W I I (0 x N x Z I J U t I I r I I r I I r I I I I r I I I (0 I Q I I V I M 1 ♦ 00 1 1-•I d I I ( 1 1 1 1 1 1 1 1 1 I I I 1 1 1 1 rt N x N � I Q F- I 1 1 1 I I I I 1 1 I I 1 I 1 1 I I I t ♦ O I Li- Q 1 1 I I 1 I I I I I 1 I I I I 1 a t = 1 1 1 I I I I 1 1 I I I 1 1 1 1 I 1 1 1 t t 1 W O 00 1 LLl I I M I M I O l r l !` I r l (`') 1 w I O I r I N I O I Q 1 0 1 M 1 (` I Cl) + M O M 1 J W M I r I r I N l 19 I N I M I M I O I N I (O I M I M I O I 00 I M I I I CO I U 1 r ♦ t Z 00 1 U I N I Cl) I M I w I t- I Q I 00 1 11) I !n 1 0 1 M I N I r 1 In I t` I w I 1 00 I (D I V ♦ t Q O) 1 Z U w 1 N 1 r 1 U) I r I M 1 N 1 I- 1 r 1 w I Cl) I M I t� I In I In I 0? I M I N I t,_ I c,4 + 00 + I F•� d 1 I 1 I I r l I 1 I I I I N I I I I 1 1 V I a (n t Q I w I 1 I I i I I I I I I I 1 I 1 I 1 1 1 ■ t H I I I I I I I 1 1 1 I I I I 1 1 I I 1 1 f + • Q } I I I I 1 I I 1 I 1 I I 1 I 1 I I I I 1 ♦ + J 0: I J M I CO I M l to 1 ID I 1 0 1 0 1 U 1 I h I M I to I M I 0) I (D 1 0 1 r I Q x M a O d 1 Q C0 1 t` 1 00 I M I M I O I I I O I N I r l O l r l t- 1 w 1 0 1 (D I 0) I r l '- I N ♦ t� t (L 71 F- M 1 (0 1 t- I 00 1 N 1 MI M 1 r 1 N 1 N I MI MI +� 1 00 1 (.0 1 0) 1 00 1 N 1 (0 1 0 ♦ tD t O Z 1 O r- I M 1 N 1 N 1 M 1 r 1 IP) I CO I C) I M I U I IT N I N 1 (0 1 00 1 N I M I ID I ID • Q 0, d 1 H I I I r I I N I 1 r I I r 1 I 1 M 1 1 r I N I I I 1- 1 # 00 7 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I a N t Y 1 I I I I I I I I I I I I I 1 I 1 I I I f k Z I 1 1 1 I I I I I I I I 1 1 I I I I I ♦ t � I 1 I 1 1 I I I 1 I I I 1 1 I I 1 I I t ♦ O I I I I I 1 I I I I 1 I 1 I I I I I I + x U I 0. IY ID I I M I In 1 0 1 t-- I CO I Q I O I (b I N 1 Q I M I I N I to I CO 1 r I r I t O0 1 O w r- I v l 0 1 I -TI N I 00 1 00 I I r I 1 I r I N l r• I �- I Q l r l W I r x Co) x w 1 O F- r l I N I 1 1 0 1 I N I I N I 1 I I M I to I 1 1 Q 1 N + r O I tY f,Y I 1 1 1 I 1 I I 1 I 1 1 1 Q I � 1 I I M 1 x � ♦ .r 1 C7 d I I I 1 I I 1 1 I I 1 I 1 I I I I I 1 x r a (n I I 1 I I I I I I I 1 I I I 1 I 1 1 I I t a I 1 i 1 w > Z I I 1 I 1 I I I I I 1 1 I I 1 1 I I I x 4 1-I O I (0 I In I O I (� I In I I In 1 0 1 M 1 M I l0 I r I O I lfI I N I (p 1 CO I M 1 n I M t (n r 0! - W(] r- I r I W I K I M I D I •7 1 w I 0) I In 1 (0 I O I Il I M I V 1 I M 10) I Q I O x M F- N J M I O I M I O I CT I (A I In I r- I U') 1 O I M 1 N I N I N I I V 1 O I M I N I In t M t Q O O 00 I M I r- I M I R 1 0 1 O I N I N 1 T I T I O I �"' I O I M I r 1 to I CO 1 (0 1 M f x J 0 2 r l 1 I N l r l (0 I �- I M I I M I r I r I Q I N I r I M l r l I O I r ♦ C0 x I I N 1 x lD Q. I 1 1 I 1 I I I 1 I 1 1 1 I I 1 I I I O 1 1 I I I 1 I I 1 1 I I 1 I I 1 I 1 I a t CL 1 1 I I I 1 1 I I I I I I 1 t I 1 1 I x ♦ I I 1 1 I I I 1 I I I 1 1 I 1 I I 1 1 x ♦ 1 J N I (0 1 M I N 1 In 1 to I M 1 '�t I M I r` 1 00 1 I M I M I 7 I 1 ID I O I 00 1 t` r M x I Q In I In I w I w I M I M I M I Cl) 1 0) I r- I (D 1 0 1 00 I r I In I M I w I �- I N I V a M t I F- r 1 r I r 1 p 1 LC) 1 0 1 (0 I Cl) I w 1 N 1 M I N I N I N I I M I I M I (� 1 t` ♦ LO t 1 O M I M 1 00 1 M 1 1 r 1 0 1 M I N I I 1 p 1 1 In I I w I CO I M I M x N a I H r l 1 I N l r l lD I r I M I I M I I - I O I N l r l M I T- I I O l I 1 I I I I I I I I I I I r I I I I I I N I ♦ ID I I I I I 1 I I I I I I I I 1 I I I I I x 4 I I 1 I I 1 I I I 1 I I 1 I I I I 1 1 x x 1 I I I 1 1 I 1 I I I I I I I I I 1 1 x t I 1 I 1 I 1 I I I 1 I I I I 1 I 1 I 1 t 1 I 1 I I 1 !n I I I 1 1 1 I I I I 1 I I # O x 1 1 1 I I 1 ('> 1 I I I 1 1 I I 1 I 1 I 1 r W 1 1 1 1 I I Z I I 1 1 I 1 I I I I 1 1 1 k < I I I I I I M I 1 I 1 1 1 1 1 1 I i 1 1 x x 1 1 1 } I I 1 I 1 1 1 I I I 1 1 1 I 1 I * cr ■ I I 0. I I I I W I I } I I I I I W I I x O I I I Irl I I I N I I In W I 1 I N I I (� 1 I ■ O. I 1 I U I I I I I J I 1 0 1 I J I I F- 1 (0 1 I Q I I O ► (Y x In n O 1 I I I I I H I 1 J I 1 Z I I J 1 I IY I Z I I a I I F- ♦ O I M w I 1 I J I Q I 1 0 1 1 w I I H I Q 1 Q 1 1 W I 1-+ I I rr I W I Z ♦ U W J I F- I I d I J l I = 1 1 3 I I N I F- I > I I (n I Q I Z Z I 1 CC I J I 1 1 I 1 1 J I Z 1 I I w I 0. I• I 1 Fr I U ♦ Z_ F- O Z 1 O 1 w 1 1 w 1 Q 1 F- 1 1 Z I I W I - 1 0 1 I Q I In I M 1 0 1 to 1 Q ■ x a' (z }I - 1 X I = 1 W I = I Z I 01 1 F- 1 Q I O I 1 7 1 Z I O I 1 I .., I = I tY 17 ♦ J x O W F- F Z I O I H 1 = 1 U I O I W 1 W I Iti I H I W I Q I W I U I I I 1 U I W I ♦ Q CL (0 Z I••1 Z I Q I } I F- 1 Q I !Y 1 N I � 1 O I O I Y I I m I tx I J I J I (x I Z I > I Z ♦ F- W Q O U 4 1 w I J 1 Q 1 O 1 O 1 w I w I Z I Z 1 Q 1 Q 1 O 1 O 1 Q I Q I w 1 Q I �•+ 1 Q ♦ O t CIC O_ U m I m I m I U I U I U I O I I I - I r-. I J I J I M I Z I CL I 0. I 0. I CX 1 a2 1 N ♦ F- Housing Element RESIDENTIAL LAND INVENTORY AND SITE CRITERIA FOR HIGH DENSITY LOWER AND MODERATE INCOME HOUSING PROJECTS The City of Palm Desert contains approximately 3200 vacant residentially zoned acres. Of this area, 3100 acres are presently zoned at densities of 5 dwelling units per acre or less, with the balance ranging from 10 to 17 d.u./ac. Urban services are readily available in most areas. Although the area north of Country Club Drive is presently without urban infrastructure, an assessment district is being established to finance construction of roads and underground utilities. These improvements will be completed by 1986. Sufficient water, sewer, and energy capacity exists to serve these areas. Based upon the cost of land and construction in the Palm Desert area, it is generally recognized that for apartments to provide lower income rents, densities between 15-25 d.u./a.c. are required. Moderate income ownership projects need densities between 7 d.u./a.c. and 15 d.u./a.c. The City of Palm Desert Zoning Ordinance provides a mechanism V by which these densities can be achieved. Projects which include at least 20 percent - lower income units can receive densities up to 25 d.u./a.c. An additional program to be implemented would provide condominium or single family detached ownership projects densities up to 15 d.u./a.c., if at least 50% of the units were priced within the moderate income standard. These programs are in addition to projects built pursuant to Government Code Section 65915, which provides for a 25% density bonus for low or moderate income housing. Since the density bonus programs are implemented through development agreements which are tied to low and moderate income performance standards, speculation prior to rezoning is discouraged. Depending on general economic and interest rate fluxuations, approximately 5000 units are projected to be built in Palm Desert within the next 5 years. These will include 60% upper price low density units, 35% moderate and 5% lower income units. The lower -28- High Density - v-- w Afrordable Housing Site suitability Map q � ' ' I .�N� o•o � I � I •' I,f9i�i. FRANK 51NGTRL pR, ; "r• - 1 °lam,' r•Sirl•F••• I I Cp,nwl bus F I .: oei ii .. 4—' _ 4 rAUN IpI I`\ P°�M ccse•I crelNs i AR �j ¢�7r-s� •I' 1.4 �_`=`�'��I €S � 'y' F'i eui�Y�•j C 'gl„or—� ;_ � wu+.awF.t�.•.r•wc•o• t-. `v� --al rare•• rn•o.••w ...\ —.—_ I I I �'r`�w Tww<wrr • w - Potential High Li°i .- Densit Areas '`✓ .,/ Housing Element density projects will use 600 acres, while the higher density moderate and lower income projects will occupy 160 acres. These proportions will provide adequate sites for affordable housing while maintaining the overall character of Palm Desert as a low density affluent community. re+ In allocating prospective high density sites throughout the city, the first consideration is to avoid excessive concentration. To achieve this, properties are dispersed throughout the city. Potential site areas have been identified on the High Density Affordable Housing Map based upon projected public infrastructure capacities and existing neighborhood character. Final site selection and project evaluation will be based upon the following criteria: 1. Adequate service capacity. 2. Direct access to major thoroughfares or arterials required for any project over 50 units. 3. Compatibility with surrounding land uses. 4. Close proximity to commercial services. 5. Overall high quality of design. 6. Contribution to the attainment of low and moderate income or other special housing goals. The High Density Affordable Housing Site Suitability Map will become an addendum to the Land Use Map. Projects in areas designated on the suitability map which meet the review criteria may be judged to be consistent with the General Plan. Areas not designated will require an amendment of this map to achieve consistency. Once the program goals discussed in the implementation section of this element are achieved, an applicant will have to demonstrate a compelling need for more high density development in order to qualify for a density"bonus program. -29- Housing Element ANNUAL REVIEW: This housing element articulates policies and programs which will determine the direction the housing development will take over the next five years. Each year the city shall review these policies and programs to evaluate their validity and effectiveness, and to make necessary adjustments. ENVIRONMENTAL IMPACTS The programs described in the housing element will have generally positive environmental and social economic impacts. Potential negative impacts of specific projects will be mitigated by existing mechanisms incorporated into the development review process. Although indirectly growth inducing, programs are designed to enhance residential environmental quality, rectify the existing jobs/housing imbalance and provide additional affordable housing to meet the needs generated by economic growth. I. NATURAL ENVIRONMENTAL IMPACTS While the development of housing unavoidably alters the natural desert environment, a system of development fees is being implemented to purchase and preserve 18 to 25 square miles of prime desert habitat. This area encompasses the full spectrum of desert ecosystems and includes the critical habitats of the endangered Coachella Valley Fringed-Toed Lizard and other rare plant and animal species. The proposed siting of high density affordable housing near employment and commercial centers will shorten commuting distances, thus reducing fuel consumption and auto emissions. The implementation of the energy saving requirements of Title 24 of the building code, plus standards contained within the design review process, will serve to reduce consumption of limited natural resources. -30- w► r.� Housing Element II. PUBLIC SERVICES Impacts on schools generated by residential development will be mitigated through a $628 per unit school impact fee. Other development fees and special assessments will finance expanded police, fire and paramedic services. New developments are required to construct substantial recreation facilities on site. In addition, subdivisions must dedicate land or pay fees for expanded public recreation. . -31- Housing Element REVIEW OF PAST HOUSING ELEMENT The generalized goals and objectives of the 1980 Housing Element were consistent with the state housing law. The quantified annual goal was only to meet 3% of the low/moderate income housing need. Initially the element failed to adress this goal due to two factors: 1) The element contains no specific implementation program, 2) The time period 1980 - 1983 was characterized by high interest rates and a severe economic recession which sharply reduced residential construction of all types. In June of 1983, the city amended the housing element and zoning ordinance with the addition of the Affordable High Density Bonus Program which led to the approval of 1,000 multi-family units containing 200 lower income controlled units and 800 moderate income units. Use of Government Code Section 65915 25% density bonuses provided incentive for the construction of 352 moderate priced condominiums and 80 apartments. The programs outlined in this element represent the city's first attempt to establish a comprehensive housing assistance program. PUBLIC PARTICIPATION Public participation in the creation of this element included two noticed public hearings before the planning commission, two noticed public hearings before the city council, and review and comment by the Year 2000 Residential Committee. -32- •;�nfTJ!I,.y1,,.,',::?f,.i: Hill I III ...................... LI I ` �2•\��� i i .II t �i e .......... — u ` — li po' 7 � Z7— � . TIME! 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C7 Z �+ Z I Q I > 1 F- I Q I a' I V) I x I a 1 0 1 `1 1 I IY I (1' I J I J I LY I Z I > I Z ♦ {- # W Q O V Q I W I J I Q 1 O 1 O 1 w I w I Z 1 Z 1 Q I Q 1 O I O I Q 1 Q 1 w 1 Q I I••I 1 C._ d U m 1 m 1 00 1 U I U I U 1 0 1 I I .•+ I rr I J I J I I Z I 11 I Q. I C1 I LY 1 ly I V) fi O ! HOUSING ELEMENT The goals, policies and implementation programs set forth in the Palm Desert Housing Element to the General Plan are guided by California State Housing Objectives. 1. Provisions of decent housing for all persons regardless of age, race, sex, marital status, source of income or other arbitrary factors. 2. Provision of adequate housing by location, type, price and tenure. 3. Development of a balanced residential environment including access to jobs, community facilities and services. This element will examine the nature of the existing housing stock in relation to the character and needs of Palm Desert residents and how future development can best meet future needs. I. BACKGROUND A. Population and Household Characteristics: The 1980 census (see appendix for complete data) showed Palm Desert's permanent population to be 11,801 in 5246 households. Growth projections for the next 5 years vary between 3% and 5% per year. The two most popular age categories recorded in 1980 were 65+ (2176 -18%) and 25-34 (1830 - 16%). This compares with 1185 - 10% for the 45-54 age category. The dominance of young adults and seniors is responsible for a large number of small, often childless, households. One and two person households account for 72% of the Palm Desert total. Sixty-five percent (65%) of married couples have no children. Only 824 households (7%) have more than three members. These young and old households generally Housing Element Continued represent the demographic groups with the lowest incomes. The 45-54 age group, usually associated with the highest income producing period, comprises the smallest segment of the Palm Desert community. B. Income and Employment: Median household income in 1980 was $19,647. Total employment was 5681. Service and sales accounted for 68%. With the opening of a major regional retail mall and growth in the hotel and restaurant industry, the retail/service sector will become even more dominant in the future. There were 179 families living below the poverty line of which 32 where female heads of household with children. There were no households with heads over 65 below the poverty line. C. Housing Affordability: The Southern California Association of Governments Regional Housing Allocation Model (RHAM). The following table represents a computer analysis of housing cost versus a household's ability to pay. It was produced in 1983 and has been adjusted to project future needs to 1989. Part I of the table indicates the number of current low and very low income households which pay more than 30% of their income on housing. Part II projects future needs based upon SCAG'S growth projections. -2- I 00 00 I I 1 \ i N O c�i 1 W?R ?R -t w I a N M h M a: i FW.. I CO u" 00 O i Z Lu - w3 N 1 O Z Lu a i W a3 I 1 tw-� M Qo 'R ¢p , .n 1 W- N Z F-(L 1 A , 0 1 Q W 1 ,, I O?R - u- -• E- oa l I W I Z I p0 0 { 00 ?R r. I ON off' 10 , >. Z Z s7 W Z i 13 M I p o _a Wit] 02 I -1 w o EL ZF¢- ? Z C� 00 W 00 ' d ZF- ; m F a 0 1 �; 0U i F- i GL 1¢- oa°`nmN ,`o 00 00 ..'_, 0 1 W I O n v I O¢ < ± o Z 2 Z i WA vi w v OJ )� Qin i her o0 1 a .] � 3Qw �- Zp I * =� 1 .wa 0¢ �)> Ow Uti ¢ o� I m aF w0w� z¢ I- -) i Cr o 0 O c�F w X ¢W m = :�H IZ Xo w Z mw¢ w v)O Va1, O U �l7 pZOU Q-JZ ZUm00 ? v U?z� ? Z a�a F- = a , p p � O u I 50 ? wvl<o 2DU¢ 0w ,� m O = * ak Z� a Z •• ha v) i O 1 0 W U� 1 °` y O v00IL ctiZ w 00 V) 1 Z Z ZO °�° N �c, � u�LLZ �¢a� aC7 rn Q ' W \ (j =¢ U V)OF-� W F'r'rn W O N 3 , o ¢ (%pwU W3cti¢ ao_ 0 R I Z Z -jZ 1 O ") DUv)c"zm 0. 0u- U F�Oui Q w a In a - 1 r� O>'�-x F-F- a-�Z a t7:I a � x W U �F�. W o0 W ZUUOZ.,-, 00< ZWcf S n i Q O Z " W O i y Z Z N = _ n q j Q W I Z -)�F Z?R i v)v)ZUU CI000 Uvw)w0 apF u I V) =ice Z I ='- n_-) -1F->>WF-- 20 m� � n z Q � ;�0 00uj i 0 = =0t~i.[Fi]v�inW. O.+ OWou ZSLW ¢ W ILIZ OOa 0o I w ,Wnvw)�ICY>K=Om ? ONw ¢ ma C u. =x� z I z �� %QxuwwWln -aa Z wO¢ F w Oa Z aaU vw) ?U i W xSd��ZoOOow'InZ ¢m�No a3� a U. I w 2Q , w. d , _�" nv, - _ � , O w � i OOZ p ¢000 i D ooOo0000 > w tu op<oMojMpv a �N�m (a)dL� ¢ �' m0' ; F-F� 2cL°: I mm ��.�,>°:u QC nZvr.nvr Y O I I ¢ C) o a U -3- Housing Element Continued D. RHAM Vacancy Rates and the Second Home Market: Residential construction in Palm Desert has been dominated by the second home market. This has resulted in permanent occupancy of some projects as low as 20%. In 1983, the California Department of Finance estimated that 46.65% of the 11477 units were vacant. Many of these units are held for occasional recreational use, while others are for sale or rent. The RHAM identified 599 market vacancies in 1983. This figure is then used to calculate future low and moderate income housing needs even though the vast majority of these vacant units are priced above the low/moderate income standard. Further discussion in this element will assume that most of the existing market vacancies will not be available to meet the 5 year low/moderate income housing need. II. THE PROBLEMS The mandated objective of the Palm Desert Housing Element is the provision of quality, well designed housing within safe and attractive neighborhoods affordable by all segments of the community. The task of the implementation program shall be to resolve the conflict and trade-offs between affordability, design and density. When the city incorporated, there was great concern for what appeared to be unacceptably low quality development standards being enforced by the county. We developed zoning and design review standards to insure quality neighborhoods. These standards succeeded in encouraging an abundant supply of housing, very high quality development, but also resulted in housing increasingly out of the reach of low and moderate income households. This situation was further exaggerated by the high speculative housing market of the late 1970's. While ownership housing costs were escalating, a combination of market forces and land use restriction brought apartment construction to a halt. -4- Housing Element Continued A. Regional Fair Share: The SCAG Regional Housing Allocation Model identified 814 housing poor households currently living in Palm Desert. Housing poor is defined as those households with incomes less than 80% of the county median who spend more than 30% of their income on housing. This statistic provides a rough indication of current housing needs; however, it has its limitations. Since it is based upon Palm Desert 1980 census data, it only counts those households who successfully found housing reasonably within their budgets. The group most severely impacted by the lack of affordable housing are households who failed to find any affordable housing in Palm Desert and located elsewhere. These households are not counted in the Palm Desert RHAM and will show up in another city's statistics. The RHAM also assumes that todays affordable units will continue to be affordable in the future. Unfortunately, the same market forces which have impacted new home construction will eventually impact the existing affordable housing stock. B. Ownership Housing: The HUD income guidelines call for a maximum low income ownership unit selling price of $50,000 based upon the monthly payment on a 12%, 30 year loan. The moderate income house price limit would approach $70,000. No projects have offered homes in this price range for at least 5 years. There are no houses on the market today in the low income range and only 31 in the moderate range. The 1980 census indicated that 2312 households fall within low income definition yet the RHAM identified a current need for only 814 units. Although this would appear to indicate that most low income households find housing within their budgets, it does not reveal the whole story. The majority of low income homeowners who are not experiencing difficulty, purchased their homes during a period of lower prices and interest rates. They were not impacted by the 1975-1980 price spiral since -5- Housing Element Continued they were already in the housing market. In Block Group 2, one of the city's primary lower income housing resource areas located between Highway 111 and Fred Waring Drive, mean ownership costs rose from $364/mo. for those who purchased prior to 1975, to $526/mo. for those who moved in between 1975 and 1980. This means that as the existing low income housing stock turns over it will cease to be affordable for a new first time low income buyer. Affordable housing for all low income and most moderate income households would virtually disappear by 1990 even if housing prices stabilize. C. Rental Housing: Households forced out of the ownership market normally have to rent. Housing cost escalation as a result of simple turnover is affecting the rental market as well. In 1980, while mean rents were only $344/month, vacant .units were being advertised for $427/month. Landlords have a tendency to moderate rent increases for their reliable continuing tenants and then make up the difference when vacancies occur. Approximately 40% of the rental housing is apartment units with the balance being rented housed or condominiums. Landlords who built or purchased these units prior to 1975 have much lower operating expenses and therefore can charge lower rents. Single family house and condominium rents will increase dramatically as these units are resold at today's prices and interest rates. This trend will be further reinforced by an extremely low apartment vacancy rate. A January, 1983, survey of the four largest Palm Desert apartment projects produced both positive and negative results. The typical rent for a 2 bedroom one bath unit was $380/month which would qualify as a low income unit. The bad news was that of the 218 units there were only 4 vacancies for a 1.8% rate. Three of the four projects had no vacancies. The units are affordable but not available. Each of the projects was approved prior to incorporation at densities of 22 units per acre and would not meet our present development standards. -6- Housing Element Continued D. Preserving Neighborhood Quality: While our design standards have produced very attractive new developments, they have not succeeded in substantially improving some of our older neighborhoods. Declining neighborhoods tend to discourage the investment of private capital thus reinforcing their decline. Although the substandard condition of certain areas has resulted in depressed property values and therefore lowered housing costs, allowing continued decline is an unacceptable solution to the affordable housing problem. Slums result in a dangerous, ugly environment but do not guarantee affordable housing. In a tight housing market landlords will continue to be able to receive high rents even as quality declines. The concept of redevelopment was specifically designed to break the cycle leading to the development of slums. Carefully planned public investment in the form of improved public facilities, and low interest rehabilitation loans will encourage private investment reversing the decline cycle. This process will eventually increase housing costs in the area but the alternatives are unacceptable. The areas in question were originally developed with modest homes on smaller lots and therefore housing costs will remain lower. Improvement programs can be designed to minimize direct impact on housing costs. To achieve our initial goal of quality neighborhoods and affordable housing we have to promote innovative designs which reduce the costs of construction while still providing a desirable residential environment. Because of high land costs, it will be necessary to provide some form of direct financial assistance to developers or households if we are to achieve all our housing goals. -7- Housing Element Continued E. The Future Housing Demands: The RHAM identified a 5 year future need for 110 very low income, 133 low income and 123 moderate income units. While the present need figure is based upon census data, the future needs are a computer manipulation of the SCAG 182 population forecasts. The validity of these computer models are questionable when applied to small rapidly growing communities. For example, the RHAM or SCAG '82 did not foresee the housing demand impacts of the Marriott of Hyatt hotels. We should therefore not be solely preoccupied with the RHAM numbers. Our concern should be in using our available resources wisely, providing the housing variety required to meet the needs generated by our local resort oriented economy. Participants in the Palm Desert housing market are basically of three types: retirees, second home buyers and owners of local businesses and their employees. The local economy is dominated by retail sales and service associated businesses whose employees earn low or moderate incomes. While the economy has grown, the supply of appropriately priced housing has shrunk forcing new employees to find housing elsewhere. Until recently, Palm Desert was primarily a residential community with only minor local employment in comparison to Palm Springs or Indio. With the completion of the Town Center and the planned Granada Royale, Marriott and Hyatt hotels, Palm Desert will be the fastest growing job market in the valley. These projects will directly create 2000 full time jobs and stimulate employment growth throughout the existing sales and service industry. Most of these new positions will be in the low/moderate income range. Inherent in the fair share housing concept is the responsibility of providing for the housing needs generated by economic growth. In addition to its social and philosophical basis, the fair share concept makes sense economically and environmentally. To maximize the economic benefits of our new -8- Housing Element Continued commercial development we need to keep the income generated in Palm Desert from leaving the local economy. If the majority of new employees locate in adjoining communities, then the major portion of their income will be spent in those communities, thus reducing the general economic benefits throughout the local economy. The private housing market has shown itself to be incapable of providing housing for this major influx of low and moderate income households under existing densities and without some form of assistance. F. Special Needs - Elderly and Handicapped: The desert area has traditionally been a retirement destination. In 1983, 18.4% of Palm Desert residents and 30% of households had members over the age of 65. By 1989 this group will be into their 70's and 80's, and an additional 1717 will have reached retirement age. As part of the general affordable housing problem, all but the most affluent elderly have been frozen out of the Palm Desert housing market. The type of housing available is not ideally suited to many segments of the elderly population. Many elderly households no longer need or desire the 2 or 3 bedroom home designed for a growing family. Low density resort condominiums provide more suitable accommodations but are generally the most expensive housing in the city. These projects tend to average only 20% permanent occupancy leading to the social isolation of the scattered less active retired elderly. Since no specialized elderly housing exists in Palm Desert, as the present active elderly population ages they will be forced to leave the Palm Desert community in order to find appropriate housing. A similar situation exists relative to housing appropriate for handicapped individuals. Ninety-five percent of existing rentals were built prior to any requirements for handicapped facilities. Implementation of Title 24 C.A.C., Section 2- -9- Housing Element Continued 1213 a,b will produce at least 30 specially designed landscaped units over the next 5 years. Different forms of elderly housing have been developed which enhance the opportunity for social interaction and bridge the gap between the isolation of tradition housing arrangements and the rest home. These projects provide small apartments, common dining facilities, organized social functions and limited medical care. Our present codes do not recognize the different requirements of these projects relative to design, parking and density. III. THE SOLUTIONS The previous discussion focused on the obstacles to the attainment of our goal of quality and affordable housing. Our efforts to solve these problems must be evaluated according to how well we utilize all the available fiscal and planning tools. The following discussion will analyze these tools evaluating their effectiveness and their costs. The solutions will fall into two basic categories: 1) Direct financial aide programs to reduce or defer costs of housing or neighborhood quality improvements, 2) Regulatory reforms to reduce the costs of producing housing while maintaining neighborhood quality. While regulatory reforms do not involve the expenditure of public funds, direct assistance will require significant economic resources. Fortunately, the economic growth which is partially responsible for the increased housing demands will also generate significant new revenues which can finance new housing programs. Within the next 5 years the tax increment generated for housing from the Redevelopment Agency's flood controls project will total approximately $4.5 million. In addition to locally generated revenue sources, community development block grants may be available for more generalized improvement such as curb and gutters. -10- Housing Element Continued IV. THE PROGRAM A. Neighborhood Quality: Within new projects, our review process insures development quality. These standards are less effective in improving the quality of existing neighborhoods. Code enforcement programs can abate the worse cases of neglect but too heavy a reliance on a punitive strategy is more likely to create community ill will. Positive financial incentives provide more effective tools for significant improvement. The first step of the program will involve the targeting of neighborhoods based upon physical condition and household income. Specific Plans will be initiated to identify land use constraints and conflicts, and develop programs to encourage new investment. The city will then establish a $1,000,000 revolving loan fund created from community development block grant funds for construction of curbs, gutters, and improvement of sewer and water infrastructure. These funds would be used to defer assessments until sale or transfer of ownership thus reducing the impacts on rents. The second phase of the assistance program would involve a $1,000,000 loan fund created from redevelopment funds for the purpose of landscaping and home rehabilitation and energy conservation. Loans up to $10,000 per unit would be provided to low and moderate income households and landlords who agree to participate in a low/moderate rental program. The loans could be deferred until sale or a repayment schedule established based upon a household's economic resources. The loan amount would be determined by the amount of work required to achieve a reasonable standard. For some units it may mean only yard clean up and exterior paint. Others may require major renovation or reconstruction. While the loan program will not reach all households, the improvements will create a positive neighborhood feeling -11- Housing Element Continued encouraging property owners to embark on their own privately funded rehabilitation efforts. One of the contributing factors to decline in single family neighborhoods is the dominance of absentee landlords. Some single family detached neighborhoods north of Highway III are 50% rentals. Landlords of single family homes generally do not employ maintenance services leaving the responsibility to the tenant. Since single family homes can be sold out from under them, tenants are often reluctant to dedicate sufficient time, effort and expense for adequate maintenance. To encourage the quality of maintenance that is associated with owner occupied homes, a $1.5 million low interest loan program would be created to assist low and moderate income households in the purchase of the homes they presently rent. Depending on qualifications, the assistance would take the form of part of the down payment or a reduction of mortgage interest rates. The loan would come due whenever the owner ceased to occupy the property. The new owner would also have to agree to some form of resale control preserving the affordability of the unit. This program could provide permanent assistance to 150 households while creating more attractive stable neighborhoods. V. REDUCING COSTS AND PRICES OF NEW CONSTRUCTION A. Removal of Government Constraints: Density Bonuses and Development Standards Reform. With careful planning, density increases and development standards modifications can significantly decrease housing costs while preserving neighborhood quality. In 1983, the City of Palm Desert approved zoning -12- Housing Element Continued ordinance amendments lowering condominium floor area minimums and establishing an affordable high density incentive program for projects containing 20% low income housing. One Quail Place, a 384 unit apartment project containing 77 low income units, was approved under AHD zoning. The increase from 7 d.u./acre to 22 d-u./acre achieve a cost reduction equivalent to a subsidy of $6,000,000. A cash subsidy of this magnitude would have virtually exhausted all our housing funds for the next 5 years. Density increases alone seem capable of achieving moderate income rents and allow low income rents on lower land cost sites. One Quail Place will achieve the low income requirement with the use tax exempt bond financing. Future projects may also be able to benefit from similar bond programs. While achieving significant cost reductions, density bonuses do not seem capable of allowing developers to provide low income ownership housing even with decreased floor area. Because of the different tax treatment between ownership and rental projects and other costs inherent in a ownership program, monthly costs for ownership housing are substantially higher than those of a comparable rental unit. These higher monthly costs are offset by the owner's ability to deduct interest payments on their income taxes and the possibility of capital appreciation on resale. To account for these differences a separate density bonus program shall be developed for moderate income ownership housing. This program would allow densities up to 15 d.u./acre if a project includes 50% of its units affordable by moderate income households. Through the density bonus provisions of Government Code Section 65915, the city has approved a 352 unit condominium project which will include at least 163 two and three bedroom units affordable by moderate income households. -13- Housing Element Continued Density bonuses will not solve the housing problem alone. Since density programs will only produce 20% low income units in any one project, production of these units will be dependent on the demand for the other 80% market units. The production of low income units will cease if the moderate and upper income market becomes saturated. In some cases a rent lower than the 80% of median rent standard might be desired, or the city might perfer a lower density in conjunction with other forms of subsidy. The City of Palm Desert has encouraged the use of manufactured housing to cut costs in designated areas. There remains 130 vacant lots in an existing 500 lot manufactured housing subdivision. An additional 400 acres allowing 2000 units have been zoned to allow manufactured housing. B. Financial Assistance: To supplement the density bonus program and further reduce home prices, direct financial aide will be required. These subsidies will be given directly to developers in a lump sum to reduce up front construction costs or be provided gradually as rent or mortgage subsidies to individual units or households. $1.7 million will be available from the Redevelopment Agency for this new construction aide program. These funds will be spent in a variety of ways depending upon the nature of the project proposed. An average assistance level of $10,000 per unit will result in the permanent provision of 170 low income units with cost reductions of up to $100 per unit per month. Whether project subsidies or individual household subsidies are used will depend on how much developers will commit beyond the minimum density -14- Housing Element Continued bonus requirements in exchange for the assistance. The main advantage of developer subsidies involve the simplicity of dealing with a single entity. In a mortgage or rent subsidy program principal loan funding source will be placed in an account with subsidy payments being derived from the interest earned. For example, $1,000,000 invested at IIY4% would earn $9,375 per month providing an average $93 monthly subsidy for 100 households. The advantage of an individual unit or household subsidy program is that the city retains control of the principal and can modify the program as new conditions arise. There is also complete assurance that the subsidy goes directly to cost reductions for the target households. In developer subsidies the city must rely on developer produced pro formas for the evaluation of the benefits of the subsidy. The city controled subsidy programs would involve additional administrative costs. VI. ELDERLY HOUSING PROGRAM The zoning ordinance shall be amended to provide the planning commission flexibility with respect to density, design and parking requirements for projects exclusively devoted to specialized forms of housing oriented toward elderly households. VII. ENERGY CONSERVATION As a result of its hot desert climate, the primary residential energy conservation effort involves the reduction of solar heat gain during the 6 to 8 air conditioned months. The implementation of Title 24 energy requirements of the building code has significantly reduced energy consumption in new structures. In older -15- Housing Element Continued neighborhoods, energy saving improvements will be promoted through the neighborhood quality rehabilitation program. With the increasing dominance of projects with large common facilities, the economics of solar water heating and cogeneration technologies are enhanced. The city will promote and encourage the use of appropriate energy saving technologies through the design review process. 5 YEAR PROGRAM SUMMARY Resources 1984/85 to 1989/90: 1. Redevelopment Agency $4.5 million 2. Community Development Block Grant 1 million Total $5.5 million I. NEIGHBORHOOD QUALITY A. Program: Loan Fund for deferal of curb & gutter assessments Scope: 1 square mile target area Estimated Cost: $1,000,000 Source: Community Development Block Grant B. Program: Initiation of Specific Plans in areas targeted for Redevelopment Programs. -16- Housing Element Continued Estimated Cost: 6 months, one existing staff member C. Program: Rehabilitation Loans Scope: 200 units Estimated Cost: $1,000,000 Source: Redevelopment Agency D. Program: Loan program to encourage purchase of rented single family units by occupant. Scope: 150 units Estimated Cost: $1,500,000 Source: Redevelopment Agency II. COST & PRICE REDUCTION OF NEW CONSTRUCTION A. Program: Density Bonuses Scope: 300 low income units 900 moderate income units Cost: None Source: - -17- NEW IWO Housing Element Continued B. Program: Direct finance assistance to developers and households Scope: 170 units Estimated Cost: $1,700,000 Source: Redevelopment Agency C. Program: Zoning For Manufactured Housing Scope: 400 acres, 2000 potential lots. Cost: None. D. Program: Zoning Ordinance Amendments to facilitate Senior Housing. Scope: 5 year goal of 500 units. Cost: None. -18- Housing Element RESIDENTIAL LAND INVENTORY AND SITE CRITERIA FOR HIGH DENSITY LOWER AND MODERATE INCOME HOUSING PROJECTS The City of Palm Desert contains approximately 3200 vacant residentially zoned acres. Of this area, 3100 acres are presently zoned at densities of 5 dwelling units per acre or less, with the balance ranging from 10 to 17 d.u./a.c. Based upon the cost of land and construction in the Palm Desert area, it is generally recognized that for apartments to provide lower income rents, densities between 15-25 d.u./a.c. are required. Moderate income ownership projects need densities between 7 d.u./a.c. and 15 d.u./a.c. The City of Palm Desert Zoning Ordinance provides a mechanism by which these densities.can be achieved. Projects which include at least 20 percent lower income units can receive densities up to 25 d.u./a.c. An additional program to be implemented would provide condominium or single family detached ownership projects densities up to 15 d.u./a.c., if at least 50% of the units were priced within the moderate income standard. These programs are in addition to projects built pursuant to Government Code Section 65915, which provides for a 25% density bonus for low or moderate income housing. Since the density bonus programs are implemented through development agreements which are tied to low and moderate income performance standards, speculation prior to rezoning is discouraged. Depending on general economic and interest rate fluxuations, approximately 5000 units are projected to be built in Palm Desert within the next 5 years. These will include 60% upper price low density units, 35% moderate and 5% lower income units. The lower density projects will use 600 acres, while the higher density moderate and lower income projects will occupy 160 acres. These proportions will provide adequate sites for affordable housing while maintaining the overall character of Palm Desert as a low density affluent community. -19- Housing Element In allocating prospective high density sites throughout the city, the first consideration is to avoid excessive concentration. To achieve this, properties are dispersed throughout the city. Potential site areas have been identified on the High Density Affordable Housing Map based upon projected public infrastructure capacities and existing neighborhood character. Final site selection and project evaluation will be based upon the following criteria: I. Adequate service capacity. 2. Direct access to major thoroughfares or arterials required for any project over 50 units. 3. Compatibility with surrounding land uses. 4. Close proximity to commercial services. 5. Overall high quality of design. 6. Contribution to the attainment of low and moderate income or other special housing goals. The High Density Affordable Housing Site Suitability Map will become an addendum to the Land Use Map. Projects in areas designated on the suitability map which meet the review criteria may be judged to be consistent with the General Plan. Areas not designated will require an amendment of this map to achieve consistency. Once the program goals discussed in the implementation section of this element are achieved, an applicant will have to demonstrate a compelling need for more high density development in order to qualify for a density bonus program. ANNUAL REVIEW: This housing element articulates policies and programs which will determine the direction the housing development will take over the next five years. Each year the city shall review these policies and programs to evaluate their validity and effectiveness, and to make necessary adjustments. -20- __ r t`7 ' ra - , 17RANK SINATRAl '.:'•: - - r. 14 FJcl • oicq,trnotw. I� { 1:0UNi'r7Y CLUB \ 1, .- ... _ I I ,,"I (� i ,1 _Sr I'r� _it C4L♦.' AVENUE n i •1 h - .�� i atIf111j1�1 Islkf 2. •� r I. I r _a_ L_L 3 ..-.-j :l A- ' Pf I'!�, �I�iJL1�ty1'I� .. ._ �•.j i 11 �) LL } � .. `T� >r Irm Ll n' rT-m!*rrrt •.r i I� � fi l.. �r J.l�i•iTIT' r!" , !I .y7 \lui •i�r wr7ek: I�r r� �l r..�1�!�'I�'cl- rI �t iT ¢'" ;; It-..y�� ,._vt„."Eb i': 1 I1� �!l! jr„t ' ppE'RV-31-1-7 l�C`xl.l( Ic;I�iT c[rT1{. "1 Ii •} �� r� if ; W }I�I }{ 1711I I y!:�'C�1.1_ �� ��� :-1 � «•I',r-I,♦t,J . .-,ram-',{� J c ti lljl rL � . 0�5 :` tt _n- II'll , Housing Element ENVIRONMENTAL IMPACTS The programs described in the housing element will have generally positive environmental and social economic impacts. Potential negative impacts of specific projects will be mitigated by existing mechanisms incorporated into the development review process. Although indirectly growth inducing, programs are designed to enhance residential environmental quality, rectify the existing jobs/housing imbalance and provide additional affordable housing to meet the needs generated by economic growth. I. NATURAL ENVIRONMENTAL IMPACTS While the development of housing unavoidably alters the natural desert environment, a system of development fees is being implemented to purchase and preserve 18 to 25 square miles of prime desert habitat. This area encompasses the full spectrum of desert ecosystems and includes the critical habitats of the endangered Coachella Valley Fringed-Toed Lizard and other rare plant and animal species. The proposed siting of high density affordable housing near employment and commercial centers will shorten commuting distances, thus reducing fuel consumption and auto emissions. The implementation of the energy saving requirements of Title 24 of the building code, plus standards contained within the design review process, will serve to reduce consumption of limited natural resources. II. PUBLIC SERVICES Impacts on schools generated by residential development will be mitigated through a $628 per unit school impact fee. Other development fees and special assessments will finance expanded police, fire and paramedic services. -21- Housing Element New developments are required to construct substantial recreation facilities on site. In addition, subdivisions must dedicate land or pay fees for expanded public recreation. -22- i Housing Element ContlIl1]E3d to re-evaluate score programs and design alternative approaches to solving the affordable problem. The city views the continued pursuit of the goals originally outlined in 1984 as vital to sustaining the city's economic prosperity and overall quality of life. I I f 47 HOUSING ELEMENT III. THE PROGRAM The previous discussion focused on the obstacles to the attainment of the goal of quality and affordable housing. The efforts to solve these problems must be evaluated according to how well the city utilizes all the available fiscal and planning tools. The following discussion will analyze these tools evaluating their effectiveness and costs. The solutions will fall into two basic categories: 1) Direct financial aide programs to reduce or defer costs of housing or neighborhood quality improvements; 2) Continued regulatory reforms providing incentives for the production of housing and the maintenance of neighborhood quality. While regulatory reforms do not involve the expenditure of public funds, direct assistance will require significant economic resources. Fortunately, the economic growth which is partially responsible for the increased housing demands will also generate significant new revenues which can finance new housing programs. A. NEIGHBORHOOD QUALITY: 1. PUBLIC INFRASTRUCTURE: Within new projects, our review process insures development quality. These standards are less effective in improving the quality of existing neighborhoods. Code enforcement programs can abate the worse cases of neglect but too heavy a reliance on a punitive strategy is more likely to create community ill will. Positive financial incentives provide more effective tools for significant improvement. The first phase of the city's neighborhood program was the completion of all remaining residential public improvements. The city's redevelopment agency is currently completing construction of all remaining residential road, curb and gutter, and sewer improvements through Palma Village Assessment District No. 3. Redevelopment agency and Coachella Water District contribution of $8,780,816 account for 59 percent of the project costs. The completion of these improvements will begin to change property owners' and residents' perceptions concerning the direction of their neighborhood and create a new positive image receptive to new investment. Y 14 *IV rnI' EXPLANATION OF RHAM REVISION T.O 1984-1981 PART I Line (1) & (2) - Total Households and units was revised to California Depart- ment of Finance 1984 estimate. (3) Line 2 - Line 1 (4) 2000' of 1983-88 low and very low income need was added to 1984 present need. PART II Line (1) increased to reflect 3.07°0' growth rate per SCAG 82. (2) 1984 households per Part I. (3) (line 1 - line 2) (4) Increased to maintain 1983 - 88 ratio. (5) Increased to maintain 1983 - 88 ratio. (6) Line 4 - Line 5 (7) Adjusted to reflect larger base (8) Line 3-16 + 7 = 8 i City of Palm Desert Department of Environmental Services Staff Report TO: Planning Commission DATE: October 2, 1984 RE: House Element I. DICUSSSION: The attached draft housing element represents essentially the same document was granted preliminary approval by the planning commission and council. The draft was submitted to the State Department of Housing and Community Development and comments have been received. The element has been reviewed and endorsed by the Year 2000 Residential Committee. The attached HCD letter suggested revision so that the element would more closely comply with the state law. Each HCD comment has been addressed in the new element. The following describes the revisions: HCD COMMENT A 1. Page 5. The RHAM Table has been recalculated to more accurately represent the 1984-1989 time period. 2. Page 28 first paragraph. A statement concerning the availabity of urban services in undeveloped areas has been added. 3. Page 15 and 16. An expanded discussion of special needs has been added. 4. Page 11 and 12. An expanded discussion of governmental constraints has been added. } 5. Page 13 and 14. An expanded discussion of non-governmental constraints has - been added. COMMENT B 1. With the provision of services, adequate sites are available. 2. The program section now relates to the expanded constraints section. 3. Page 19. A section has been added describing the city's equal housing opportunity program. COMMENT C 1. Page 19. A housing conservation section has been added. COMMENT D 1. Page 32. A section has been added describing public participation. COMMENT E 1. Page 32. A review of the old element has been added. II. RECOMMENDATION: Adopt Resolution No. recommending approval to city council of the Housing 1 Element, GPA 84-01, and a negative declaration of environmental impact. Prepared by: Reviewed by: tm �- STATE OF CALIFORNIA GEORGE DEUKMEIIAN, DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT 921 Tenth Street Sacramento, CA 95814 (916) 445-4775 s =� ' t9 4 August 21, 1984' FNvinoN E S CI OFPALM DESERT TY Mr. Bruce Altman City Manager City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, CA 92260 Dear Mr. Altman: RE: Review of the City of Palm Desert's Draft Housing Element Thank you for submitting the City of Palm Desert's draft housing element, received on May 17, 1984, for our review. As you !.now, we are required to Code Section 65585(b)). review draft elements and report our findings to locality (Government An August 3, 1984 telephone conversation with Mr. Stan Sawa of your staff has facilitated our review, and this letter summarizes the conclusions of that discussion. The City of Palm Desert's draft housing element contains a commendable set of program actions to facilitate housing rehabilitation. The element also describes the City's density bonus program to promote housing development affordable to low- and moderate-income households. In our opinion, however, certain revisions are needed for the element to comply with State law (Article 10.6 of the Government Code the element should analyze potential and actual ) In particular, and non- governmental constraints to the development, improvementnorlmaintenance of -housing within the City. Also, the element-_ analyze the relationship of public facilities and services to these sites. The Appendix to this recommended change, we refer to the applicable provision of the Government letter outlines these and other specific changes. Following each Code. •• i . Bruce Altman Page Two We hope our comments will be helpful to the City and we wish you su iate the time and requests pursuant to the Public Information Act, we a ccess in the implementation of your housing program. We apprec effort of Mr. Sawa during the course of our review. In accordance with re forwarding copies of this letter to the persons and organizations listed below. If you have any questions regarding our comments, please contact William Pavao of our staff at (916) 323-3182. Sincerely, QL Ralph (, Qualls Jr Chief Deputy Director RAQ:WP:Jar cc:, Ray Diaz, Planning Director Stan Sawa, Principal Planner Mark Pisano, Southern California Association of Governments Ellyn Levinson, State of California, Department of Justice John Withers, California Building Industry Association Robert Katai, Governor's Office of Planning and Research Norbert H. Dall and Associates Attachment APPENDIX City of Palm Desert's Draft Housing Element - The following are changes which, in our opinion, would bring Palm Desert's draft housing element into compliance with Article- 10.6. Where particular program examples or data sources are listed, these are suggestions for your information only. We recognize that the City of Palm Desert may choose other means of complying with the law. A. Housing Needs, Resources and Constraints ,e 1. The City of Palm Desert's needs projection encompasses the period 1983-1988 (consistent with the Southern California Association of Governments' Regional Housing Allocation Model). In our opinion, the needs, objectives and programs should be consistent in time frame and the five-year term should begin with the year of adoption. You may choose to retain the 1983-1988 time frame, however, the element should be updated when its needs, objectives or programs lapse. Therefore, using the 1983-1988 time frame for projected needs would require a revision one year earlier than would using the 1984-1989 time frame. You can contact the Southern California A 5ociation of Governments for the appropriate methodology in xtending the housing needs projection (Section 65583(a)(1)). Analyze the relationship of public faciliti,:. and services to the City's inventory of land suitable for residential development over the next five years (Section 65583(a)(3)). 3. Analyze the. special housing needs of Palm 'Desert's handicapped and elderly households, large families', farmworkers, and female-headed households (Section 65583(a)(6)). To assist your analysis, we have enclosed recent 1980 census information containing counts of these special groups. The census data also provides relevant income information on households with a member aged 65 or older, and on families with a female head of household. �• '. Analyze potential and actual governmental he maintenance, improvement and development ofo housing tforp all tincome levels, including the City's land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures /(Section 65583(a)(4)). I5/ Analyze land prices and construction costs as potential and actual non-governmental constraints upon the maintenance, improvement or development of housing for all income levels (Section 65583(a)(5). r i B. //Housing Programs �1. Identify adequate sites which will be made available through. appropriate zoning and development standards to encourage and facilitate the development of sufficient numbers and variety of housing types (e.g,, rental , mobilehomes) to meet the City's housing needs for all economic segments of the community (Sections 65583(c) and 65583(c)(1)). It is not possible to determine the adequacy of the City's land inventory in the absence of a full discussion of the relationship of public facilities and services to the sites (see comment A-2). 2. Address and, where appropriate•and legally possible, remove governmental constraints to the maintenancq, improvement, and development of housing (Section 65583(c)(3)). In the absence of a full constraints analysis (see comment A,4.), we are unable to evaluate the adequacy of the City's efforts in this area. 3. Describe how the City promotes housing opportunities for all persons, regardless of race, religion, sex, marital status, ancestry, national origin, or color (Section 65583(c)(5)). For example, the City could designate and publicize an agency to provide information on fair housing laws, receive complaints of discrimination, and refer them to appropriate state or federal agencies. C. Quantified Objectives Establish the maximum number of units to be conserved ov3r the next five years (Section 65583(b)). For example, the City may wish to quantify the number of existing housing units that will be preserved through the provision of more stable zoning for mobilehome parks or other housing types. D. Public Participation Describe the City's efforts to achieve participation of all economic segments of the community in the development of the housing element (Section 65583(c)). E. Review and Revision • Section 65588 requires that a housing element revision reflect the results of a review of the existing element based on the following criteria: I; . a. The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the State housing goal. b. The effectiveness�of the housing element in attainment of the community's housing goals and objectives. c. The progress of the city, county, or city end county in implementation of the housing element. Localities throughout the State have found that a summary of this review in the revised element is of great value. We urge the City of Palm Desert to include a summary of this evaluation in the revised element. • i i . i • � t 1 1 III •.. .. ,. - - _ - . . � - .. C • � . N I A I A I � I � 1 � 1 z t ... 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DICUSSSION: The attached draft housing element represents essentially the same document was granted preliminary approval by the planning commission and council. The draft was submitted to the State Department of Housing and Community Development and comments have been received. The element has been reviewed and endorsed by the Year 2000 Residential Committee. The attached HCD letter suggested revision so that the element would more closely comply with the state law. Each HCD comment has been addressed in the new element. The following describes the revisions: HCD COMMENT A 1. Page 5. The RHAM Table has been recalculated to more accurately represent the 1984-1989 time period. 2. Page 28 first paragraph. A statement concerning the availabity of urban services in undeveloped areas has been added. 3. Page 15 and 16. An expanded discussion of special needs has been added. 4. Page 11 and 12. An expanded discussion of governmental constraints has been added. 5. Page 13 and 14. An expanded discussion of non-governmental constraints has been added. COMMENT B 1. With the provision of services, adequate sites are available. 2. The program section now relates to the expanded constraints section. 3. Page 19. A section has been added describing the city's equal housing opportunity program. COMMENT C 1. Page 19. A housing conservation section has been added. COMMENT D 1. Page 32. A section has been added describing public participation. COMMENT E 1. Page 32. A review of the old element has been added. II. RECOMMENDATION: Adopt Resolution No. recommending approval to city council of the Housing Element, GPA 84-01, and a negative declaration of environmental impact. Prepared by: '�-- Reviewed by: tm PROOF OF PU BI "CATION This space is for ft County Clerk's Flling Stamp (2015.5 C.C. STATE OF CALIFORNIA, County of Riverside I am a citizen of the United States and a rTTV nF PAr.M nFgFRrr resident of the County aforesaid; I am over the age of eighteen years, and not a party to Proof of Publication of or interested in the above-entitled matter. 1 am the principal clerk of the printer of the CASE No GPA s -oi ............Ri.MT .pQ�.T...................... ..........44 ...............................t. .......... • •.•.•..•....•••...............•........... .... � a newspaper of general circulation, printed e±w. HDtIM t8 HEREBY ONE a. Het, V,*be didttlel and published .... Bi-weekly ° in the City of .... ............. County of Riverside, and which news- W paper has been adjudged a newspaper of general circulation by the Superior snrcr ,f. ' to ftwat Court of the County of Riverside, State of z California, under the dateof..},Q1.S., 19 .6.4 Case Number 8 36 5 8.......;that the notice, `v'" '"A°14 j of which the annexed is a printed copy (set _ :. in type not smaller than nonpareil), has PubCta 3ept.2i,1§80) been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: .........94 1l.8 4............................... all in the year 19..54. I certify (or declare) under penalty of perjury that the foregoing Is true and correct. Dated at,,,,,,Palm Desert .. ................ California,this..�AP.t..dayoMQRA., 1984., lgnaSure Free cepiss N tiob bianit twnl may be secured items CALIFORNIA NEWSPAPER SERVICE BUREAU, INC. Legal Advertising Clearing Mouse 120 west Second St., Los Angeles, Calif. 90012 Telephone: (213) 625.2541 Iq�N rt»Y�st OtNtAA�►rM!M 1WIica/Nit wen orderM4 W&We. Y MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 2, 1984 Action: Moved by Commissioner Downs, seconded by Commissioner Erwood, to approve the findings as presented by staff. Carried 3-0-1 (Commissioner Wood abstained.) Moved by Commissioner Downs, seconded by Commissioner Erwood, to adopt Planning Commission Resolution No. 995, approving PP 84-28 and PMW 84-12, subject to conditions. Carried 3-0-1 (Commissioner Wood abstained.) H. Case Nos. C/Z 84-14 and PP 84-37 - PAUL M. MADISON, Applicant Request for approval of a change of zone from R-2 (residential - one unit per 4000 square feet of lot area) to AHDPR-22 (affordable high density planned residential - 22 units per acre) and approval of a precise plan of design to allow construction of a 14 unit apartment complex at the southwest corner of San Pascual and Santa Rosa. Mr. Smith reviewed the staff report utilizing the video equipment. He explained that if six criteria could be met, the commission could recommend approval. He indicated that #3 and #5 had not been met and recommended denial. Chairman Crites asked what the inherent barriers of this project were. Mr. Smith replied that two parking spaces were short, and that out of the 33% of open space, only 11% was usable. Chairman Crites asked about the differences in percentages between this project and other projects. Mr. Smith indicated that One Quail Place was required to have 50% open space and that in terms of design, the neighboring homes were built before the city incorporated and have been single story, while this project is two stories high. He felt this would become the standard for precedent. Chairman Crites expressed concern about refusing someone two stories in an allowable zone. Staff responded by stating that although the property may be entitled to two story development, under the circumstances it may be that a precise plan application utilizing two story development would not be compatible. Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. PAUL MADISON, San Bernardino, asked the commission for a continuance. Chairman Crites asked if staff had any objections. Mr. Diaz replied no. Commissioner Wood asked the applicant the reason for the continuance. Mr. Madison indicated that he would like to confer with staff. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. Hearing none, the commission agreed to a two-week continuance. Action: Moved by Commissioner Downs, seconded by Commissioner Erwood, to continue this case until the meeting of October 16, 1984. Carried 4-0. I. Case No. GPA 84-01 - CITY OF PALM DESERT, Applicant Request recommending to city council approval of a general plan amendment, the housing element. Mr. Drell indicated that suggestions by the State Department of Housing and Community Development had been addressed in the revised housing element and recommended approval. -7- f MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 2, 1984 Chairman Crites opened the public testimony and asked if anyone present wished to speak in FAVOR or OPPOSITION to the revised housing element. Hearing no one, the public testimony was closed. Action: Moved by Commissioner Downs, seconded by Commissioner Wood, to adopt Planning Commission Resolution No. 996, recommending to city council approval of the housing element. Carried 4-0. VIII. MISCELLANEOUS ITEMS A. Case No. PP 84-20 - FRANK GOODMAN, Applicant Request for approval of a precise plan of design to allow construction of a three unit apartment structure in a R-3 zone located on the north side of Candlewood, 150 feet east of Portola and a development agreement pertaining to the utilization of state mandated density bonuses. Action: Moved by Commissioner Downs, seconded by Commissioner Erwood, to adopt Planning Commission Resolution No. 997, denying Case No. PP 84-20. Carried 4-0. IX. ORAL COMMUNICATIONS NONE X. COMMENTS A. Commissioner Crites noted that the November 6 planning commission meeting would fall on election day, which would prevent attendance by several commissioners. He suggested that an alternative date be selected in place of November 6, 1984. After discussion, the commission decided that the meeting date should be changed to October 30, 1984, at 7:00 p.m. Moved by Commissioner Wood, seconded by Commissioner Downs, to adjourn the October 16, 1984, planning commission meeting to October 30, 1984, at 7:00 p.m. B. Commission discussed who would be attending the upcoming courses in Garden Grove on LIMITS IN SUBDIVISION AND OTHER DEVELOPMENT PROCEEDINGS and in Santa Ana on HANDLING LAND PLANNING, DEVELOPMENT, AND ZONING MATTERS. C. Commissioner Wood requested that cutting time on staff presentations be put on the study session agenda for the next meeting. XI. ADJOURNMENT Moved by Commissioner Downs, seconded by Commissioner Erwood, to ajourn the meeting. Carried 4-0. The meeting was adjourned at 9:50 p.m. RAMON A. DIAZ, SelzfeV ATTEST: v —� BUFORD CRITES, Chairman /t -S- a y e 3 STATE OF CALIFORNIA IGEORGE DEUKMEJIAN, Governor DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT 921 Tenth Street ' Sacramento, CA 95814 (916) 445-4775 August 21, 1984 Mr. Bruce Altman City Manager City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, CA 92260 Dear Mr. Altman: RE: Review of the City of Palm Desert's Draft Housing Element Thank you for submitting the City of Palm Desert's draft housing element, received on May 17, 1984, for our review. As you know, we are required to review draft elements and report our findings to the locality (Government Code Section 65585(b) ). An August 3, 1984 telephone conversation with Mr. Stan Sawa of your staff has facilitated our review, and this letter summarizes the conclusions of that discussion. The City of Palm Desert's draft housing element contains a commendable set of program actions to facilitate housing rehabilitation. The element also describes the City's density bonus program to promote housing development affordable to low- and moderate-income households. In our opinion, however, certain revisions are needed for the element to comply with State law (Article 10.6 of the Government Code). In particular, the element should analyze potential and actual governmental and non- governmental constraints to the development, improvement or maintenance of .housing within the City. Also, the element should analyze the relationship of public facilities and services to these sites. The Appendix to this letter outlines these and other specific changes. Following each recommended change, we refer to the applicable provision of the Government Code. Mr. Bruce Altman Page Two e hope our comments will be helpful to the City and we wish you success in he implementation of your housing program. We appreciate the time and effort of Mr. Sawa during the course of our review. In accordance with requests pursuant to the Public Information Act, we are forwarding copies of this letter to the persons and organizations listed below. If you have any questions regarding our comments, please contact William Pavao of our staff at (916) 323-3182. Sincerely, -L Ralph . Qualls, Jr. Chief Deputy Director RAQ:WP:jar -- cc: Ray Diaz, Planning Director Stan Sawa, Principal Planner Mark Pisano, Southern California Association of Governments Ellyn Levinson, State of California, Department of Justice John Withers, California Building Industry Association Robert Katai , Governor's Office of Planning and Research Norbert H. Dall and Associates A ZiChFiCi3t APPENDIX City of Palm Desert's Draft Housing Element The following are changes which, in our opinion, would bring Palm Desert's draft housing element into compliance with Article 10.6. Where particular program examples or data sources are listed, these are suggestions for your information only. We recognize that the City of Palm Desert may choose other means of complying with the law. A. Housing Needs, Resources and Constraints 1. The City of Palm Desert's needs projection encompasses the period 1983-1988 (consistent with the Southern California Association of Governments' Regional Housing Allocation Model ). In our opinion, the needs, objectives and programs should be consistent in time frame and the five-year term should begin with the year of adoption. You may choose to retain the 1983-1988 time frame, however, the element should be updated when its needs , objectives or programs lapse. Therefore, using the 1983-1988 time frame for projected needs would require a revision one year earlier than would using the 1984-1989 time frame. You can contact the Southern California Association of Governments for the appropriate methodology in extending the housing needs projection (Section 65583(a)(1) ). s_-2. Analyze the relationship of public facilities and services to the City's inventory of land suitable for residential development over the next five years (Section 65583(a)(3)). 3. Analyze the special housing needs of Palm Desert's handicapped and elderly households, large families, farmworkers, and female-headed households (Section 65583(a)(6)). To assist your analysis, we have enclosed recent 1980 census information containing counts of these special groups. The census data also provides relevant income information on households with a member aged 65 or older, and on families with a female head of household. 4. Analyze potential and actual governmental constraints upon the maintenance, improvement and development of housing for all income levels, including the City's land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures (Section 65583(a)(4)). 5. Analyze land prices and construction costs as potential and actual non-governmental constraints upon the maintenance, improvement or development of housing for all income levels (Section 65583(a)(5). i B. Housing Programs 1. Identify adequate sites which will be made available through appropriate zoning and development standards to encourage and facilitate the development of sufficient numbers and variety of housing types (e.g., rental , mobilehomes) to meet the City's housing needs for all economic segments of the community (Sections 65583(c) and 65583(c)(1) ). It is not possible to determine the adequacy of the City's land inventory in the absence of a full discussion of the relationship of public facilities and services to the sites (see comment A-2). 2. Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing (Section 65583(c)(31). In the absence of a full constraints analysis (see comment A.4. ), we are unable to i evaluate the adequacy of the City's efforts in this area. 3. Describe how the City promotes housing opportunities for all persons, regardless of race, religion, sex, marital status, ancestry, national origin, or color (Section 65583(c)(5)). For example, the City could designate and publicize an agency to provide information on fair housing laws, receive complaints of discrimination, and refer them to appropriate state or federal - agencies. x C._ Quantified Objectives a.- Establish the maximum number of units to be conserved over the next five years (Section 65583(b)). For example, the City may wish to quantify the number of existing housing units that will be preserved through the provision of more stable zoning for mobilehome parks or other housing types. D./Public Participation Describe the City's efforts to achieve participation of all economic segments of the community in the development of the housing element (Section 65583(c)). Review and Revision Section 65588 requires that a housing element revision reflect the results of a review of the existing element based on the following criteria: a. The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the State housing goal . b. The effectiveness of the housing element in attainment of the community's housing goals and objectives. c. The progress of the city, county, or city and county in implementation of the housing element. Localities throughout the State have found that a summary of this review in the revised element is of great value. We urge the City of Palm Desert to include a summary of this evaluation in the revised element. t - f t t (i I f[ {I t F t z , r 8 i I r Adh SAFARI ava- - 11111111�,�;�oil 112 :: liniui® i "` I Illi. 1■ In:tlr,;(f •>rl.l.. �� � `/ Tip..�[ :I�..�.•�.j.�l.i K HtySjK' . `y q -�•-- �Ir�`�tY�r 1 i 1. j � _. 11 11;1 it .mil ;� ,• ,., �- '!� l ?-rj � • ♦ �� .J III IIII IIII.�.'�•..� /•I I/• II/ �;'i •��''•III IIII- � �� . _5�, .unuun wl a■un I e�nunn uaoaim.... I -1111111114�111111�11 •IIII IIIII�. III�IUlluluf . �� �IIIIIII�II�y/IIIIIII ',-•�IIII�III��uuuU_uuwV Ir_�•_ u�� S ••••�� ••'Ica; f t �hUr.:nwjn. :;;'. .•.1::gt::_::,:q:l:::::::ntttLutifirrs! 7 Ip114NNt1 J�• f, •.••. —.�i.�. I Ll,uuwl=i.w►iin qrn�=UWWt1111L1! 1N! �I�,'ry' I •��� ••Iuu.upJ tu..• r�: IUII' IIIIYI.t Itl /fl; y:� , ,♦ `Nf 1'•. •1..,. �It11111U11 ter. �u■Tuu�o■■■ .{ 1„-•. �..�...�.. -�_, 's,f. ?,��i_■■■�■■.■■■■.■■.� •�{ IJIII�1'III1111:11 IId,Sr� � � Yj.�1�. �,,��w I�.p:�■■■u■i�o.■.■..: CI�l.�EUi11U�:::IO,Ii,III F.u��.��t�lf•7a`ISCi�1I7�� _�,f.,• ■1/�uuouo■■■emu`U �+�c.�-- I T'j`.... . !_ • ..• .� ■■ ■■..• �� tL�S7iL'PliP�. MR Am euil iWilmot- e S STATE Of CALIFORNIA GEORGE DEUKMEJIAN, Gorsrnor DEPARTMENT OF HOUSING AND COMMUNITY DEVELO ENT _ Housing Policy Development Division Ut�a 1800 Third Street, Room 430 Y�r ��-Sia RECEIVED P.O. Box 952053 ct0 Sacramento, CA 94252-2053 JU L 2 4 1989 (916) 323-3176 Kn PALM DESERT CItV H-LL C> CI iV MANAG14- C2 1-72-41 July 19, 1989 J 1 , O I , r,,1,11,U,ca To: Date Iz--Sig. C_ Mr. Bruce Altman City Manager City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 Dear Mr. Altman: RE: Review of Palm Desert's Draft Housing Element Thank you for submitting Palm Desert's draft housing element, received July 3 , 1989. As you know, we are required to review draft housing elements and report our findings to the locality (Government Code Section 65585 (b) ) . Identified concerns were reviewed with Ramon Diaz, the City' s Planning Director, in a telephone conversation on July 10, 1989. This letter and Appendix summarize the conclusions of that discussion. Palm Desert's housing element is a well-written and comprehensive document. The element establishes an ambitious schedule of program actions to facilitate new development and the rehabilitation of the City's existing housing stock. However, there are several areas which, in our opinion, require revisions in order to bring the element into compliance with State housing law (Article 10. 6 of the Government Code) . For your information, as a result of new legislation (Chapters 1571 and 1572 , Statutes of 1988) , manufactured housing must be permitted on permanent foundation systems on all single-family-zoned lots, so long as the unit is no more than ten years old on the date of application, and meets federal and optional local standards specified in Government Code Section 65852. 3 (A locality may exempt from this provision any place, building, structure, or other object listed on the National Register of Historic Places) . Section 65852 . 3 specifies that local governments may impose architectural Mr. Bruce Altman Page Two requirements on the manufactured home itself which are limited to roof overhang, roofing material, and siding material, so long as the requirements, or any other lot development standards imposed on the manufactured home installation, do not exceed those required for a conventional home on the same lot. Section 65852 .4 has been added to the Government Code to specify that a locality may not subject an application to install a manufactured home on a foundation system on a single-family lot to any . administrative permit, planning, or development process or requirement unless it is identical to those which would be imposed on a conventional home on the same lot. You should also be aware of the recently enacted State General Obligation Bond programs, Proposition 77 (California Earthquake Safety and Housing Rehabilitation Bond Act of 1988) and Proposition 84 (Housing and Homeless Bond Act of 1988) . These bonds could be a source of funds for the implementation of your housing programs. We hope our comments are helpful to the City and wish you success in the implementation of your housing programs. If you have any questions about our comments, or if we can be of assistance in any way please contact Mario Angel of our staff at (916) 445-3485. In accordance with their requests according to the Public Information Act, we are forwarding a copy of this letter to the individuals listed below. Sincerely, N c J. J or Chi Divi ion o H in olicy Deve pment NJJ:MA:bt Attachment cc: Ramon Diaz, Planning Director, City of Palm Desert Joe Carreras, Southern California Association of Governments Kathleen Mikkelson, Deputy Attorney General Bob Cervantes, Governor's Office of Planning and Research Richard Lyon, California Building Industry Association Kerry Harrington Morrison, California Association of Realtors Marc Brown, California Rural Legal Assistance Foundation 0 i APPENDIX City of Palm Desert The following changes would, in our opinion, bring Palm Desert's housing element into compliance with Article 10. 6 of the Government Code. Following each recommended change we cite the supporting section of the Government Code. Where particular program examples or data sources are listed, these are suggestions for your information only. We recognize that Palm Desert may choose other means of complying with the law. A. Review and Revision Review the previous element to evaluate the appropriateness, effectiveness and progress in implementation, and reflect the results of this review in the revised element (Section 65588 (a) and (b) ) . There are three parts to the information which should be provided: 1. "Effectiveness of the element" (Section 65588 (a) (2) ) : A description of the actual results of the earlier element's goals, objectives, policies, and programs. The results should be quantified where possible (e.g. , rehabilitation results) , but may be qualitative where necessary (e.g. , mitigation of governmental constraints) . 2 . "Progress in implementation" (Section 65583 (a) (3) ) : An analysis of the significant differences between what was projected or planned in the earlier element and-what was achieved. 3 . "Appropriateness of goals, objectives and policies" (Section 65583 (a) (1) ) : A description of how the goals, objectives, and programs of the updated element incorporate what has been learned from the results of the prior element. Although the element mentions results of the earlier element's programs, it does not include an analysis of the differences between what was planned in the previous element and what was achieved. In addition, the updated element does not describe how its goals, objectives, policies, and programs incorporate what has been learned from the results of the prior element. The element revision should also reflect the changing housing stock and housing needs of the community as well as past + accomplishments. i B. Housing Needs, Resources, and Constraints 1. A housing element should contain an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition (Section 65583 (a) (2) ) ; and analysis of the special housing needs of the handicapped, elderly, large families, farmworkers, families with female head of household, and persons in need of emergency shelter (Section 65583 (a) (6) ) . The element includes initial analysis of most of the above cited factors but lacks a clear definition or quantification of need. In our opinion, an adequate analysis of these characteristics should include the total number of households or housing units in the subject group; a quantification and qualitative description of the need; and identification of potential solutions and resources to address the need. Where available, information on tenure characteristics should be included, because tenure affects the nature of housing problems encountered, as well as the programs or resources which have the potential to address them. For example, the discussion of the needs of the elderly is limited to the elderly population rather than elderly households and does not address tenure; the needs of farmworker households and persons in need of emergency shelter are neither quantified nor analyzed. Generally, an analysis of these groups by tenure provides evidence of need. Families headed by a female are quantified but no other statistical evidence of need is shown; this group usually experiences one of the highest incidences of poverty. 2 . Discuss the accessibility to manufactured housing of vacant sites zoned for single-family housing (Section 65583) . 3 . Analyze building code enforcement and on- and off-site requirements as potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels (Section 65583 (a) (4) ) . The analysis of governmental constraints should include a determination as to whether a policy or procedure poses an actual constraint in the City. The land use analysis should include a discussion of the City's parking requirements as well as its policies and development standards for second units. Any constraints identified should be addressed in the housing program section of the element. t 4 . Analyze the City's fees and exactions as governmental constraints upon the maintenance, improvement, or development of housing for all income levels (Section 65583 (a) (4) ) . The City may wish to compare its fees with those of neighboring localities to determine if they are excessive. 5. Analyze the availability of financing, the price of land, and the cost of construction as potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels (Section 65583 (a) (5) ) . The analysis of the availability of financing should consider whether financing is generally available, whether interest rates are significantly different from surrounding areas, and whether there are income groups in the community underserved for new construction or rehabilitation loans. If problems exist, potential program responses might include mortgage revenue bonding, a mortgage credit certificate program, or targeted low- interest rehabilitation loans. The analysis of land cost could include an estimate of the average per unit cost of land, or the range of per unit costs for land in single-family and multifamily zoned areas currently being developed. The construction cost analysis should focus on the total cost to the developer, exclusive of profit, but including fees, material, labor, and financing. C. Quantified Objectives Establish the maximum number of housing units that can be constructed, rehabilitated, and conserved in the area over the element's planning period (Section 65583 (b) ) . For conservation, the city could, for example, provide estimates of units for which affordability will be conserved through federal housing subsidy programs, or which will be conserved through more stable residential zoning that is consistent with current land use. D. Housing Programs Address and, where legally possible, remove governmental constraints to the maintenance, improvement, and development of housing (Section 65583 (c) (3) ) . The appropriateness of the City's mitigating actions cannot be determined in the absence of a full constraints discussion (see comments B-3, and B-4 above) . 4 E. Public Participation Describe the City's efforts to achieve public participation in the development of its housing element (Section 65583 (c) ) . In addition to holding public hearings at the planning commission and government body level, the City should take additional steps to ensure the public participation of all economic segments (including low- and moderate-income households. For example, the City could circulate its draft outreach to church groups, low-income organizations, and community and senior groups. Notices regarding public meetings on the element could be posted in community centers, libraries, city hall, and throughout the community in public places. STATE OF CALIFORNIA GEORGE DEUKMEJIAN, Govemor DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT - Local Assistance and Review — ► p 921 Tenth Street Sacramento, California 95814 (916) 323-4728 C1� `� June 1987 TO: Interested Persons FROM: State Department of Housing and Community Development To assist localities in their preparation of housing elements (required pursuant to Government Code Article 10.6), we have compiled the attached questions and answers. The questions are those that have been asked most frequently by local governments or that have arisen during the Department's review of housing elements. This information is intended to provide assistance to local governments; the information and examples are not binding and do not constitute formal guidelines or regulations regarding housing elements. We welcome the opportunity to discuss these and any additional questions you may have. Please contact our Local Assistance and Review Section at (916) 323-4728. U. MQUIS11MG FLCEMEWIT QUESTIONIS AOMD ANISWEIRS CONTENTS: I.Assessment of Housing Needs, Resources, and Constraints 1 II. Goals, Policies, and Quantified Objectives 10 III. Housing Programs Introduction 12 IV. Specific Housing Program Requirements 14 V. Housing Element Update and Periodic Review 21 VI. Additional Requirements for Jurisdictions in the Coastal Zone 23 HOUSINIG ELEVIEW QUESTIONIS AMD AWISWERS 1. ASSESSMENT Of HOUSING NEEDS, RESOURCES, AND CONSTRAINTS A. PROJECTED HOUSING NEEDS Section 65583(a)(1) states that a housing element shall contain "an analysis of population and employment trends and documentation of projections and a quantification of the locality's existing and projected needs for all income levels. Such existing and projected needs shall include the locality's share of the regional housing need in accordance with Section 65584." • What information is needed to adequately document projected housing needs? Projected housing needs are the total additional housing units required to adequately house the jurisdiction's projected population at the end of the planning period in units which are affordable, in standard condition, and not overcrowded. A projection of housing needs focuses on the following: 1) unmet housing needs of the existing residents; and 2) new housing needs (over the planning period) to accommodate: a) population growth b) new household formations; c) new housing demand created by employment growth; d) replacement of demolished units; and e) creation of a healthy vacancy rate. In developing the employment projections, it is important to recognize anticipated activities and community changes that might generate new employment during the planning period. • How can the requirement to project need for all income levels be presented in a workable format? Most local governments and COGs have used the following format for classifying household incomes: 1) Very low- not exceeding 50% of the area family median income 2) Other Lower- between 50% and 80% of family median income 3) Moderate - between 80% and 120% of family median income 4) Above moderate - above 120% of family median income These income groups are consistent with the definitions of low- and moderate-income households used in various federal and State programs (e.g. federal Section 8, or State 1 density bonus law (Government Code Section 65915). The advantage of electing to use these definitions is that localities may be better able to compare the needs to available program resources. These income limits (by county) are published in the California Administrative Code, Section 6910 et seq. • What constitutes a locality's share of the regional housing need? Under Section 65584 of the Government Code, the local council of governments, or in its absence HCD, is responsible for calculating a locality's share of the regional housing need. At a minimum, the COG should provide the jurisdiction with a five-year household growth allocation by income level. The share of regional housing need recognizes that housing markets are not defined by city or county boundaries, and that actions of one local agency may have an impact on the need for housing within another jurisdiction. • May a locality revise its share of the regional housing need? Yes. Pursuant to Government Code Section 65584(c), the local government may revise its share of the regional housing need if justified by available data and accepted planning methodology, and supported by adequate documentation. The housing element must contain an analysis of the factors and circumstances, with all supporting data, justifying the revision. Any revisions must be determined within 90 days after the COG's release of the figures, and must be accepted or disapproved by the COG or HCD within 60 days after the revision. • How does a population and em looyment trend analysis relate to the locality's share of the regional housing need? In most instances, the regional share growth increment represents the future housing growth for the locality. If the regional share allocation, which is made by the COG or HCD to the locality, does not take into account recent factors of significance isuch as annexations, the adoption of a redevelopment plan, or the opening of a new business park) then the locality is urged to analyze the impact of such occurrences on its total projected housing need in order to more accurately reflect the actual need. • How should a local agency address demolitions and conversions of apartments to condominiums? Localities may find it useful in developing their housing programs to analyze the impact of conversion of apartments to condominiums on the locality's stock of affordable housing. Since many units remain as rentals following conversion, effective evaluation of the impact of conversions depends upon a case-by-case examination by the affected locality. Similarly, the localities may find it useful to document housing demolitions through both redevelopment and private sector recycling in order to determine the extent to which existing affordable housing is being depleted. 2 B. EXISTING NEEDS Section 65583(a)(2) states that the housing element must contain an "analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition." • What is required to compare level of payment compared to ability to Ray? In comparing level of payment to ability to pay, the number of lower-income households (those at or below 80% of the area median family income) who are overpaying should be quantified. The locality may also wish to compare for-sale and for-rent cost distributions to the income distributions of households in the community. Various housing programs define overpayment in terms of a percentage of gross household income expended for housing. Twenty-five percent of gross household income has been the traditional level-and is the level used in State programs, while some federal programs use a 30% level. Either of these levels is appropriate for use in the locality's housing element. • What other "household characteristics" should be documented and analyzed? To develop appropriate housing programs, most localities analyze the following household characteristics: 1) total number of households in the community; 2) tenure characteristics (number of renter- and number of owner- households); • What "housing characteristics" should be documented and analyzed? A thorough analysis would include the following characteristics: 1) The incidence of overcrowding in the community; 2) The total number of housing units in the community; 3) The number of substandard units, both those in need of repair and those in need of replacement. Because of local circumstances, the locality may wish to analyze these other household and housing characteristics, as well: 1.) distribution of units by housing type (e.g. single-family, multi-family, mobilehomes). If data are available the element may also include the number of condominiums among multi-family units 2) annual for-sale, for-rent, and overall vacancy rates; and 3 3) analysis of age of housing stock. • How is overcrowding defined? The Census defines an overcrowded unit as one occupied by 1.01 persons or more per room. Overcrowding figures are available from the 1980 federal census. C. LAND INVENTORY Section 65583(a)(3) requires "an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment and an analysis of the relationship of zoning and public facilities and services to these sites." • What is the purpose of the land inventory? The purpose is to identify sites suitable for residential development, in order to compare the total holding capacity with the locality's new construction need. The locality can then determine if additional governmental actions would be needed to provide enough sites to accommodate its new construction need. Sites not presently planned and zoned for residential use may be included in the inventory if they are otherwise suitable for residential development. • What land is "suitable" for residential development or for redevelopment? Land "suitable for residential development" has characteristics that make the sites appropriate for housing construction, such as physical features (freedom from flooding, seismic hazards, and slope instability or erosion), location (proximity to jobs, community services, and shopping facilities), and compatibility with surrounding land uses. While it is appropriate for the inventory to emphasize vacant sites, it is also appropriate to include developed sites which are suitable for recycling or redevelopment to residential and/or higher density residential use during the time frame of the element. Examples include underutilized residential land, publicly-owned surplus land, aging nonresidential uses that may be suitable for recycling to residential use, and areas with mixed-use potential. • What constitutes an "analysis of the relationship of zoning" to these sites? The analysis of the relationship of suitable sites to zoning provides a means for determining the realistic number of dwelling units that could actually be constructed on those sites within the time frame considered by the housing element. Accordingly, the analysis would reflect: 1. The present zoning and existing/proposed infrastructure capacity of suitable sites; 4 2. The actual densities of recent residential developments, compared to their zoned maximum densities. The inventory and analysis will allow the locality to determine whether current zoning and density policies will make sufficient residential land available to accommodate new construction needs. If the inventory is deficient in this respect, the locality should determine what specific actions, such as zoning, may be appropriate to improve the availability of sites at needed densities (Section 65583(c)(1)). A matrix format has been used by a number of localities to present this information. The following is an example of such a matrix. Zoning (d.u./acre) Vacant acres dwelling unit potential Vecy Low Low Moderate High • What constitutes an "analysis of the relationship of public facilities and services to these sites?' The analysis is a means for systematically determining the availability of essential public facilities and services (sewer and water system trunklines and treatment facilities, roads, drainage facilities) on sites identified for residential development, including existing capacity and capacity that will be provided over the time frame of the element. Through this analysis, the locality will be able to identify where facilities and services are lacking, and then to identify actions which will permit the development of sufficient units to meet the housing objectives. • What time frame should be used In identifying land suitable for residential use? The housing element should identify sites suitable for residential development within the element's overall time frame (usually five years). t • Doesn't the land use element of the general plan contain the necessary information to complete the site inventory? The land use element will probably contain some, but not all, of the information necessary for the housing element land inventory. The land use element usually identifies the proposed general distribution and location of land use over a ten- to twenty-year time frame. The purpose of the site inventory, however, is to provide current and comprehensive analysis of residential sites suitable for residential development over the housing element's shorter time frame. 5 D. GOVERNMENTAL CONSTRAINTS Section 65583(a)(4) states that the housing element must contain an "analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures." • Must a local housing element analyze all governmental constraints - federal. state and local? No. It is sufficient for the housing element to focus on constraints which can be influenced or controlled by local administrators and elected officials. • Since all local governmental controls are gresumed to have been enacted to further the public welfare. how does a locality determine what is an unwarranted constraint? Although local ordinances are enacted to protect and further the general welfare, it may be useful to periodically reexamine local ordinances and policies to determine whether, under current conditions, they are accomplishing their intended purpose. Such an examination may reveal that in practice the ordinance or policy may contain excessive performance standards and is so restrictive as to operate as an unwarranted constraint and that modification may be appropriate to enhance the achievement of the locality's housing objectives. • May the element analyze only constraints to new construction? No. It is appropriate for the housing element to examine any local policies or practices which deter building maintenance or improvement, which may include fees and permit processing times for room additions, garage conversions, rewiring, plumbing modifications, etc. In addition, the jurisdiction's preservation or code enforcement program may duly penalize older dwellings built under less demanding codes, and zoning may also discourage preservation in, for example, older multi- family zoned areas which are developed at single-family densities. Maintenance of multi-family zoning may encourage demolition to take advantage of higher densities, even though the existing stock is in good condition. (Conversely, in deteriorating single-family zoned area, existing zoning may discourage recycling and reinvestment.) • What local policies or conditions may be considered potential governmental constraints? It is within the discretion of each locality to determine the extent to which potential and actual constraints exist and the their significance of them on to the ability of the locality to meet its housing needs. The element should analyze the following policies, and others as deemed appropriate by the locality: 1) Land Use Controls : (e.g. zoning, growth controls, open space requirements); 2) Codes and Enforcement : (e.g. any local amendments to the Uniform Building Code, degree or type of enforcement); 6 3) On and Off site improvement requirements : (e.g. parking, street widths, height limits, lot coverage, set backs); 4) Fees and exactions required of developers; 5) Processing and permit procedures: (e.g. processing times, approval procedures) Some localities have found it useful to also examine their policies regarding: • Utilization of federal and state housing and community development programs; • Availability and capacity of local public services and infrastructure. E. NONGOVERNMENTAL CONSTRAINTS Section 65583(a)(5) requires that housing elements analyze "potential and actual nongovernmental constraints upon the maintenance, improvement or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction". • If governmental constraints are those factors which local governments can control or influence. then by implication localities have no control over nongovernmental constraints. Why should they be analyzed? The purpose of examining nongovernmental constraints is to document factors which contribute to the difficulties a locality faces in meeting its housing needs for all income levels. Analyzing specific housing cost components, including the cost of land, cost of construction and availability of financing, relative to an individual locality, will assist the locality in developing housing programs that are responsive to the particular conditions present in that locality. • What factors should be considered and analyzed as potential or actual nongovernmental constraints? The element should analyze these factors as they apply to the locality and others as appropriate: the price of land, the cost of construction, and the availability of financing. In looking at the price of land, it may be useful to estimate the average per acre per unit cost of land, or the range of costs for parcels in both single-family and multi- family zoned areas currently being developed. The analysis of construction costs would focus on the total cost to the developer, exclusive of profit, but including land, material, labor, and finance. An analysis of the availability of financing may consider such factors as whether financing is generally available, whether interest rates are significantly different from surrounding areas, and whether there are mortgage deficient areas in the community for new construction or rehabilitation loans. The required analysis of the availability of financing is intended to indicate whether there are mortgage deficient areas (or underserved income groups) in the community. Knowledge of this will assist the community to select and implement responsive 7 housing programs such as mortgage revenue bonding and targeted low-interest rehabilitation loans. F. SPECIAL HOUSING NEEDS Section 65583(A)(6) requires an "analysis of any special housing needs, such as those of the handicapped, elderly, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter." • How do special housing_ needs differ from other housing needs? Special needs are those associated with relatively unusual occupational or demographic groups, such as farmworkers or large families, or those which call for unusual program responses, such as preservation of residential hotels or the development of four-bedroom apartments. • How can a locality identify its special housing needs? General knowledge of the community is a good starting point. For example: there may be a large retirement community; large household sizes with significant overcrowding; a major medical complex attracting handicapped out-patients; a nearby college; numerous transients or refugees; a local economy with an agricultural base. The housing element should analyze the needs of each group specifically mentioned in statute. A locality also may deem additional groups appropriate for examination. The analysis should include a discussion of the special housing needs of each group as well as quantification of the need. • How can these special needs be quantified? Where the locality has a HUD-certified Housing Assistance Plan, Tables I and II will indicate housing condition by tenure, and the overpayment needs of lower-income large and small families, the elderly and handicapped, and female-headed households. Census data is available from HCD and the State Data Center and includes statistics for each locality on the number of elderly, handicapped, large families, and female- headed households. Information on housing tenure and poverty status is provided for some needs groups. The State Department of Rehabilitation can provide information on the number of disabled individuals. Local Social Security offices and social services agencies may be able to estimate the size of their client groups. The local State Employment Development office can provide estimates of agricultural employment by County. Local councils of government also may have data on special needs groups. For estimates of the number of homeless individuals or families within a community, a locality may consult local social service agencies, shelter providers, churches, or the police department. G. ENERGY CONSERVATION OPPORTUNITIES Section 65583(a)(7) requires that the housing element contain an "analysis of opportunities for energy conservation with respect to residential development." 8 • Given the extensive research that has been conducted on energy conservation. how much information must be included in the housing element? The purpose of this analysis is to show that the locality has to consider how energy conservation might be achieve in residential development and how energy conservation requirements may contribute to the affordability of units. Following are examples of local policies, plans, and development standards that have been successful in reducing energy costs or consumption: - promotion of compact, higher density, and infill development - the active, constructive enforcement by local building officials of existing state residential energy conservation standards - standards for street widths, landscaping of streets and parking lots to reduce heat loss or provide shade - standards for energy efficient retrofits to be met prior to resale of homes. 9 II. GOALS, POLICIES, AND QUANTIFIED OBJECTIVES Section 65583(b) requires that the housing element contain "a statement of the community's goals, quantified objectives, and policies relative to the maintenance, improvement, and development of housing." The Statute acknowledges that "the total housing needs identified may exceed available resources and the community's ability to satisfy this need within the content of the general plan... Under these circumstances, the quantified objectives need not be identical to the identified existing housing needs but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved over a five-year time frame." • How do goals. policies. and objectives differ? Goals are general statements of purpose. Housing element goals will indicate the general direction that the jurisdiction intends to take with respect to its housing problems. While reflecting local community values, the goals should be consistent with the legislative findings (Section 65580) and legislative intent (Section 65581) of Article 10.6 and other expressions of state housing goals contained in the housing element law. Goals may extend beyond the time frame of a given housing element. Policies provide a link between housing goals and programs; they guide and shape actions taken to meet housing objectives. (See Section III on Programs) Quantified objectives are the maximum actual numbers of housing units that the jurisdiction projects can be constructed, rehabilitated, and conserved over a five- year time frame. In order to more realistically plan for the implementation of housing programs, it is useful for localities to establish objectives for each housing program which will be implemented during the time frame of the element. Objectives may therefore be short-term in outlook compared to community's goals. • How should a locality go about establishing "maximum" objectives? The setting of maximum objectives follows a locality's work in identifying its housing needs, surveying its resources, and analyzing local constraints. This information provides the basis upon which the locality can select programs which address its unique needs and reach reasonable estimates of the maximum these programs can accomplish. Ideally, objectives will be equal to identified needs. However, the Statute recognizes that limitations on resources may mean objectives lower than total housing needs. The requirement to establish maximum objectives does not mean that local governments are required to expend revenues for the construction of housing, housing subsidies, or land acquisition (Section 65589(a)(1)), but assists the locality in designing housing programs which facilitate the achievement of the stated potential for the maintenance, improvement, and development of housing. • What is meant by maximum objectives for units to be constructed rehabilitated, and conserved? The construction objective is the number of units which potentially may be constructed over the time frame of the element given the locality's land resources, constraints which cannot be mitigated or removed, and proposed programs. 10 The rehabilitation objective is the number of units expected to be rehabilitated during the time frame of the element. The conservation objective refers to the preservation of the existing housing stock. • Given limited resources, how can a locality establish maximum objectives for all categories of need? For most communities, total housing needs will exceed the locality's ability to meet those needs. An approach for dealing with this problem is to target limited available resources to what the locality determines to be its areas of greatest need. In taking this approach, it is important to recognize that emphasizing a particular objective may result in reducing another. It is critical to target limited available resources to the locality's areas of greatest need. Increasing one objective may mean reducing another. For example, a locality may choose Community Development Block Grant (CDBG) funds for residential rehabilitation loans, and or land writedowns to facilitate construction of new affordable units. Thus, to use block grants for land writedowns would increase the new construction objectives. In a newer, growing suburb, development of housing affordable to future residents may be a greater need than rehabilitation objective. Likewise, in some urban areas with a shortage of land, programs to maximize housing preservation may retard suburb, development of housing affordable to future residents may be a greater need than rehabilitation, which can be sufficiently addressed through code enforcement. • Why is it important to establish objectives for all income groups? Though not specifically mandated in the statute, the locality may wish to provide this important information. Throughout the statute (Section 65580(b), 65583(a)(1), (a)(4), (a)(5), (c), and (c)(1)), emphasis is placed on meeting the needs of all income groups including low- and moderate-income households. In developing programs to satisfy the needs of all income groups, localities may find it useful to quantify objectives by income groups. Similarly, the locality may also wish to establish objectives by tenure (owner and renter), and type of household to be benefited (e.g., large family, elderly and handicapped). 11 III. HOUSING PROGRAMS INTRODUCTION Section 65583(c) states that the housing element shall include "a program which sets forth a five-year schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land use and development controls, provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available." "The program shall include an identification of the agencies and officials responsible for the implementation of the various actions and the means by which consistency will be achieved with other general plan elements and community goals. The local government shall make diligent efforts to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." • How does a program differ from a policy? Programs are the specific steps the locality takes to implement the policies it has established and to achieve the objectives it has set in light of those policies (e.g., the city will apply to the county housing authority to participate in the HUD Section 8 Rental Assistance program). In order to manage the implementation of a program, it is useful for the program description to be as specific as possible. Specifying such things as immediate, short- term and long-term steps, specific funding sources, how the funds will be directed, and the specific needs to be met can facilitate coordination of the actions and better monitoring of the locality's progress in implementing the program. • Is there a format which lends itself to meeting the program description requirements of the statute? Many localities have found that matrix or tabular approach permits clear program descriptions. For example, columns can be headed program/action, need to be served, responsible agency or official, dollar amount and funding source, and time frame for accomplishment. A narrative of each program can be included separately from the matrix to provide additional details. • How might the housing element be inconsistent with other general plan elements and community coals? Government Code Section 65583(c)(5) requires that the housing element describe "the means by which consistency will be achieved with other general plan amendments and community goals." Among other things, the housing element must establish the locality's housing goals, policies and objectives, identify sites for new construction, and address governmental constraints. Thus, the housing element affects a locality's policies for growth and for residential land uses. The goals, policies, and objectives of the housing element may conflict with those of the land use, circulation, and open space elements, zoning ordinances, and redevelopment and capital improvement plans. Conflicts between 12 general plan elements need to be acknowledged and based on overall policy consideration and constraints. The plan must be amended to eliminate conflicts between general plan elements. A broader discussion of general plan consistency requirements may be found in the Governor's Office of Planning and Research General Plan Guidelines. 13 IV. SPECIFIC HOUSING PROGRAM REQUIREMENTS The housing element statute recognizes that total housing needs may exceed a jurisdiction's ability to meet those needs due to limitations on resources, including land. However, the housing program must establish the maximum number of units that can be constructed over a five-year time frame (Section 65583(b)) and must identify specific actions to attempt to achieve the construction of those units (Section 65583(c)). A. Identification of Adequate Sites Section 65583(c)(1) states that the housing program shall "identify adequate sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing for all income levels, including rental housing, factory-built housing, mobilehomes, and emergency shelters and transitional housing, in order to meet the community's housing goals as identified in subdivision (b)." • What constitutes "adequate sites?" The variety of residential land resources is adequate if it provides sufficient holding capacity at appropriate densities and development standards to permit construction of a range of housing types and prices to accommodate projected need ,for all income levels. • How does a locality determine if its current sites are adeguatel One approach for determining whether a locality's existing supply of vacant land is adequate to conduct a two part analysis focuses on the following two questions: 1. Can the realistic development capacity of suitable land, which is served by infrastructure, accommodate over the next five years the locality's total new construction need, including the locality's share of the regional housing need? 2. Are these currently available sites appropriately zoned for a variety of housing types and densities, to facilitate the development of housing to meet the locality's projected need by income category? Figure one depicts the interrelationships of the various components of an adequate sites analysis. If the amount or variety of a jurisdiction's residential development capacity is less than its total new construction need as broken out by income level, a shortfall exists. While the statute does not require a locality to undertake any specific action to reduce or eliminate a shortfall, there are a number of strategies localities have used to increase their capacity. • What strategies have localities utilized in order to increase their residential development capacity? The following approaches have been used by localities in an effort to increase their residential development capacity: - Annexation of land suitable for residential use; 14 O O O O N O tT c o clt �• n t(D n CD o < m (?D � (o '3 c (D o c �+ mw r (D c = a z c a (D O = a O (�D O f C. ��* O O a N $ tO M a X z M Cn (D -3 Mm (D -v ry B+ n 0 CO w (D O (C D y d -C, '07 '< M(D r+ -3 O. tL N —O. 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O << (D t< _ < e+ (D \ (D to d fl N O. (D = t'7 +�-3 C. Ln't7 G N -+ O r+ Or C+ ..w (D 10 N < = • N << n C1<< O. -- W '7 (D N tC U r+ — to � no''''' tG • (D O << 000. r+ (D \ —O rlo m r —r+ Oa --I = N O UD N n C t9 at -,, y r,+ n_, (D • �++ O y � Pt•t< N -tl v N .+ (D no N 00 .. (D N Minimum Densities - Designation of minimum and average densities of development as well as maximum densities, to assure that the existing, available land is not underutilized; - Mixed-Use Zoning - Permits housing in certain nonresidential zones; - Overzoning - Creation of an oversupply of land for residential development during the next five years equivalent to at least 120% of the locality's share of the regional housing need. This will account for urban land left vacant due to ownership and development constraints (about 10%), and create a real oversupply (10%). A sufficient supply of land beyond the time frame of the element can also help prevent land shortages from bidding up land costs; - Phasing Additional Capital Improvements to coincide with the demand for new construction, using such alternative funding mechanisms as assessment districts, development agreements, and federal funds; - Rezoning land from nonresidential to residential to promote a balance of job and housing opportunities in the community. - Redevelopment of aging or underutilized existing land uses. • How can a locality make sites available to encourage a variety of housing types for all income levels? While the price of new housing depends on factors beyond a locality's control, land prices can be affected by governmental actions. Local governments can create essential site preconditions (zoning and development standards) for a variety of housing types and prices. Localities have developed various land use controls and development incentives to encourage a variety of housing types for all income levels, including: --facilitate the use of second units in single-family residential areas --acquisition and development of surplus public lands --reduction of development standards and provision for "no frills" housing units --zoning sites for mobilehome and mobilehome park use --allowing mobilehomes on single-family lots (see Government Code Section 65852.7) --zoning sites for higher density residential use --use of land writedowns to reduce the costs of residential development --encouraging mixed residential-nonresidential land uses --offering density bonuses in exchange for affordable housing units --redeveloping older areas for affordable housing units --establishing a rental-only zone which provides for rental apartment development in areas designated for higher density residential use • How can a locality identify sites which will facilitate and encourage the development of rental housing? The locality can zone for housing types that are typically occupied by rental households, including second units and apartment complexes. Localities can offer 15 incentives such as upzoning to increase multi-family densities from the current norm of 10-20 units per acre to 25-35 units per acre and higher in selected areas, mixed-use and performance zoning to permit apartment uses in office/commercial areas (e.g., office space revenue can offset rental costs), reduced development standards, providing density bonuses in exchange for an agreement to retain rental units at an affordable price for a specified time period (after which the developer will be allowed to convert these units to condominiums), and providing below market rate financing for rental developments. • What is required in terms of sites for "emergency shelters and transitional housing"? Sites should be identified which will accommodate the housing needs of persons and families in need of emergency shelter as identified pursuant to Government Code 65583(a)(6). Carrying capacity, prompt developability, and location are important considerations in designating these sites. • What are "appropriate zoning and development standards"? The phrase refers to those local land use controls and incentives that facilitate the location, capacity, and price of residential development to meet identified housing needs. These include: densities, minimum floor areas, building setbacks, rear and side yards, parking, the percentage of a lot which may be occupied by a structure, amenities, and other requirements imposed on residential lots. State zoning law (Government Code Section 65913.1) requires localities to zone sufficient vacant land for residential use with appropriate standards to meet the housing needs as identified in the general plan. • Must a locality provide adequate sites through appropriate zoning at the beginning of the housing element planning period? No. However, a locality's need to accommodate all units needed through the planning period is best served by designating appropriate zoning as early as possible. The most direct procedure is for the locality to initiate rezoning when the housing element is adopted. State law encourages concurrent processing of rezonings and general plan amendments when they result in the provision of low- and moderate-income housing (Government Code Section 65361). The locality may also commit to subsequent zoning actions within the five-year schedule of the housing program . This permits the locality to meet the site-specific rezoning provision (e.g., public notification and hearing) according to a prescribed timetable. • What is the relationship between the adequate sites requirement and 1eaislative measures affecting housing development? State zoning law requires local governments to affirmatively use land use controls to increase the availability of sites for a range of housing types and density to meet a locality's share of the regional housing need. It is important to be cognizant of these provisions when addressing the subject of adequate sites and governmental constrains sections of the local housing element. Important provisions include: Government Code Section 65913.1 (AB 2320 of 1980) which requires that localities zone sufficient vacant land for residential use in relation to zoning for nonresidential use at standards 16 and densities appropriate to meet housing needs identified in the general plan; Government Code Section 65852.7 (SB 1960 of 1980) which provides for the placement of mobilehomes in single-family districts; Evidence Code Section 669.5 (AB 3252 of 1980) , which establishes a legal presumption that a growth limitation ordinance has an impact on the supply of residential units in a jurisdiction and surrounding areas; and Government Code Sections 65852.1 (SB 1160 of 1981) and 65852.2 (SB 1534 of 1982), which require local governments to adopt ordinances that address second units (including the provision of standards considered suitable to local conditions), or to allow them by conditional use permit. B. DEVELOPMENT OF HOUSING FOR LOW- AND MODERATE-INCOME HOUSEHOLDS Section 65583(c) states that "localities are to address their housing needs through the administration of land use and development controls, provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs, when available." Section 65583(c)(2) states that the housing element shall contain programs which "assist in the development of adequate housing to meet the needs of low- and moderate- income households." • What Is local government's role In assisting In the development of adequate housing for low- and moderate-income households? Local governments are not expected to solve their housing problems alone. As stated in Section 65580(c) of Article 10.6, "the provision of housing affordable to low- and moderate-income households requires the cooperation of all levels of government." However, having identified the housing needs of low- and moderate-income households, local agencies can employ a large number of strategies which can assist in meeting those needs. Localities can offer direct support for the development of affordable housing through bonding and redevelopment powers. Assistance can also be provided through the utilization of appropriate federal and state financing and subsidy programs, such as HUD Section 8, Section 202, State Rental Housing Construction Program and Community Development Block Grants. Localities can also establish an equity sharing program to provide affordable homeownership or rental housing opportunities for low or moderate-income households or establish a local housing authority or nonprofit development corporation to develop or operate low- and moderate-income housing. Local governments can also indirectly facilitate the development of more affordable housing. The following are just some examples of programs that have been successfully implemented by California localities: - designate housing opportunity sites where a certain percentage of the housing units on designated sites will be affordable to low- and moderate-income households. - implementation of employer participation programs, which require developers of commercial and industrial projects to contribute to the development of affordable housing for employees or other lower-income households. 17 - use of land write-downs or selling off of surplus lands for affordable housing. - negotiation of development agreements with developers to provide public facilities in exchange for certain development rights such as land use changes and density increases. There are many other methods to facilitate the development of affordable housing. Many localities have found that working with local non-profit housing groups makes assisting in the development of affordable housing much easier and more effective. C. Removal of Governmental Constraints Section 65583(c)(3) states that the housing element shall contain programs which "address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing." • What responsibility does a locality have to remove governmental constraints? By analyzing current constraints, the locality will be able to evaluate the impact of its ordinances and policies on its ability to meet its housing needs. Then the locality can determine to what extent it would be appropriate, given other valid policy objectives, and legally possible to eliminate or modify the constraints. • What are examples of Rrograms which localities have used in order to reduce or eliminate barriers to the maintenance improvement and development of housing? The following are among the strategies local agencies have found appropriate for their particular situations. 1) Land Use Constraints: *Systematic upzoning or changes in land use to provide sufficient sites for a variety of types and prices of housing *Modify growth controls or open space requirements *Allow zero-lot line development *Allow cluster developments 2) Codes and Enforcement Constraints: *allow use of alternative building design and construction materials and methods *issue building permits before subdivision approval: builder can begin mobilizing construction as soon as subdivision is approved *Scheduled inspections: if inspectors don't show on schedule, allow contractor to proceed (work is subject to tear-out if later it is found deficient) *Coordinate inspection/enforcement activities for existing housing with information and technical assistance on rehabilitation resources *Allow rehabilitation using materials and methods as of date of original construction, unless a health or safety hazard would result *Use State Housing Law codes without additional local requirement, except where local variations are necessary for reasons of climate, geology, or topography (See Health and Safety Code Section 17958.5) 18 3) On/Off Site Improvement Requirement Constraints: *Relax development standards such as minimum lot sizes, set backs and parking requirements *reduce street widths and rights of way *reduce number and size of sidewalks (e.g., on one side of street only) *use roll curbs instead of formed curbs and gutters 4) Fees and Exactions Constraints: *Reduce or eliminate fees, exactions, and/or development standards to facilitate a particular type of development (e.g., rental housing, assisted housing, housing affordable to low- and moderate-income households) *Allow payment of fees upon certificate of occupancy, rather than prior to building permit issuance. Then the builder does not have to finance the fee payments 5) Processing and Permit Procedure Constraints: *expedite permit processing (State Office of Resources, Energy and Permit Assistance, OREPA, can provide information) *one-stop, consolidated permit processing D. Conserve and Improve the Existing Affordable Housing Stock Section 65583(c)(4) states that the housing program shall "conserve and improve the condition of the existing affordable housing stock." • Does this requirement refer to structural improvement_ and conservation of the affordable housing stock? Yes. The existing affordable housing stock is a valuable resource that should be conserved, and if necessary, improved to meet minimum habitability standards. The following are among the strategies localities have utilized to conserve and improve the condition of the affordable housing stock: 'Enact occupancy ordinances requiring presale code inspection and compliance before title to a property is transferred; *Require replacement of housing units demolished due to public or private action; *Undertake a program to enforce building and housing codes, financed in part with proceeds from denial of state tax benefits to owners of substandard rental housing; *Designate neighborhoods for concentrated housing rehabilitation assistance and public facility improvements; *Enact ordinances governing demolition of housing units; *Develop programs to combat redlining practices in mortgage lending and insurance underwriting by withdrawing local funds from, or ceasing business relationships with institutions that discriminate; *Rehabilitate residential hotels for very low- and low-income households. 19 E. f4ual Housing Opportunity Section 65583(c)(5) requires that the housing program "promote equal housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin or color." • What can local governments do to promote equal housing opportunity? Since state and federal laws uniformly outlaw most kinds of housing discrimination, local government's role is to identify strategies which will support and implement these laws. Such strategies may include consultation with fair housing and counseling organizations in the community to document the incidence of housing discrimination and the availability of services to address the problem. If these services are not available or are inadequate, the locality can request technical assistance from the district office of the Department of Fair Employment and Housing to develop specific local government actions to promote fair housing opportunity. In smaller localities, the local program may involve the dissemination of information on fair housing laws, and referrals to the district office of the Department of Fair Employment and Housing or other appropriate agencies. In large and/or urban jurisdictions, more direct program action would be appropriate. Examples of such programs include a commitment to use Community Development Block grant funds to support fair housing and counseling services. Also the locality may wish to create a fair housing council which can investigate and resolve discriminatory complaints, and advocate specific equal housing opportunity actions before community and business organizations. F. PUBLIC PARTICIPATION Section 65583(c) requires that local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the element program shall describe this effort. • What actions can a_loca_lity undertake to achieve public participation of all economic segments of the community? Localities have found the following actions useful in facilitating the public participation of all economic segments of the community: 'Public hearings at the planning commission and government body level; 'Establishment of a citizen's advisory group to assist in the development of the element; *Circulation of draft elements to housing interest groups 'Special advertising and outreach measures to church groups, low income organizations, and community and senior groups. Notices regarding public meetings on the element could be posted in community centers, libraries, city hall, and throughout the community in public places. 20 V. HOUSING ELEMENT UPDATE AND PERIODIC REVIEW Section 65588(a) provides that each local government shall review its housing element as frequently as appropriate to evaluate the following: (1) The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal. (2) The effectiveness of the housing element in attainment of the community's housing goals and objectives. (3) The progress of the city, county, or city and county, in implementation of the housing element. Such an evaluation would focus on the following: (a) "Effectiveness of the element" (Section 65588(a)(2)): A comparison of the actual results of the earlier element with its goals, objectiveness, policies and programs. The results should be quantified where possible (e.g., rehabilitation results), but may be qualitative where necessary (e.g., mitigation of government constraints). (b) "Progress in implementation" (Section 65583(a)(3)): An analysis of the significant differences between what was projected or planned in the earlier element and — what was achieved. (c) "Appropriateness of goals, objectives and policies" (Section 65588(a)(1)): A description of how the goals, objectives, policies and programs of the updated element incorporate what has been learned from the results of the prior element. An element revision should also reflect the changing housing needs of the community as well as past accomplishments. Section 65588(b) states that "the housing element shall be revised as appropriate, but not less than every five years, to reflect the results of this periodic review. • When should the housing element be reviewed and revised? The statute requires periodic review of the housing element in order to determine whether a revision is required prior to the five year revision requirement. If the locality determines that one or more of the following conditions exist, it would appropriate to determine the need for a revision. 1) The stated housing goals, objectives and policies are not effective in providing housing for the existing and projected needs of all economic segments of the community; 2) Housing units are not being produced in adequate numbers and at the necessary price levels to achieve the stated housing goals and quantified objectives; 3) The implementation of one or more components of the housing programs has failed to proceed in accordance with the five-year schedule of actions, and thus the quantified housing objectives are not being met. 4) If housing needs data and assessment, including census figures, resources and constraints, community goals and policies, or the housing program, including the availability of government financial assistance, have changed significantly enough to 21 render any portion of the housing element inaccurate or inappropriate for guiding local actions. • What is an updated element expected to contain? An updated element, like any element adopted after October 1, 1981, must comply with the substantive requirements of current housing element law (Article 10.6 of the Government Code, comprised of Sections 65580-65589.5). It should include and reflect an evaluation of the existing element according to the above statutory criteria. The evaluation should cover the goals, objectives, and policies of the element, and its programs, on which the implementation, progress, and effectiveness of the element depend. The provision of sites is also crucial to the effectiveness of an element and should be evaluated. In addition, an updated element should incorporate a new five-year planning period and if necessary, a revision of the goals, objectives, policies and programs of the element "to reflect the results of this periodic review." This should include: • An update housing need analysis, to reflect changes in the local housing situation since the last element. Each locality's element should contain housing needs projections which include a five-year regional share allocation by the local Council of Governments or HCD, or based on an HCD-approved local methodology. This needs analysis should be based on census data or other recent available data. • An updated site inventory. • Revised objectives and programs to reflect the new needs analysis and evaluation of previous objectives and programs. • What is the difference between a housing element and a housing element amendment? Section 65585(b) states that "the department shall review drafts submitted to it and report its findings to the planning agency within 90 days of the receipt of the draft in the case of adoption of the housing element pursuant to this article, or within 45 days of receipt of the draft in the case of amendment." In performing its review, the department will consider the initial housing planning document that is prepared pursuant to the substantive provisions of Article 10.6 to be a "housing element", even where the jurisdiction previously adopted a housing element pursuant to 1977 Housing Element Guidelines or any other standard. Subsequent to the review of that document, any revisions to the element will be considered to be an amendment. 22 VI. ADDITIONAL REQUIREMENTS FOR JURISDICTIONS IN THE COASTAL ZONE Section 65590 of the Government Code, gives responsibility for the protection and provision of low- and moderate-income housing opportunities in the coastal zone to local governments. It requires that existing units (including mobilehomes and residential hotels) occupied by low- and moderate-income households be protected and, where conversion or demolition is permitted under circumstances specified by law, that replacement housing for low- and moderate-income households be made available. in addition, new development in the coastal zone must, where feasible, provide low- and moderate-income housing. Local governments are directed to provide incentives and remove barriers in their review of housing developments. Section 65588 of the Government Code requires that, in housing element updates, coastal jurisdictions document the number of low- and moderate-income housing units converted or demolished, and the number of replacement units provided. This helps the locality determine whether affordable housing stock in the coast zone is being protected and provided as required by Section 65590. Section 65588 also requires that revisions of the housing element must include, for the coastal zone, the following: I. Number of new units approved for construction after January 1, 1982. 2. Number of units for low- and moderate-income households required to be provided either within the coastal zone or within three miles of it. 3. Number of units occupied by low- and moderate-income households and authorized to be demolished or converted since January 1, 1982. 4. Number of units for low and moderate-income households required either within the coastal zone or within three miles in order to replace those being demolished or converted. For further information regarding housing in the coastal zone, please contact the California Coastal Commission at (415) 543-8555. 23 CITY COUNCIL RESOLUTION NO. 84-51 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, GRANTING PRELIMINARY APPROVAL OF A GENERAL PLAN AMENDMENT, THE HOUSING ELEMENT. CASE NO. GPA 01-84 WHEREAS, the City Council of the City of Palm Desert, California, did on the loth day of May, 1984, hold a duly noticed public hearing to consider preliminary approval of a new housing element to the general plan. WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said city council did find the following facts to justify their actions, as described below: 1. The proposed housing element complies with the California State Housing Element Law, Government Administration Code Section 65580. 2. The proposed policies and programs will enhance housing opportunities for all segments of the Palm Desert community. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and constitute the findings of the commission in these cases; 2. That the city council does hereby grant preliminary approval of a general plan amendment: the Housing Element, on file in the department of environmental services. PASSED, APPROVED and ADOPTED at a regular meeting of the City Council of the City of Palm Desert, held on this 10th day of May, 1984, by the following vote, to wit: AYES: JACKSON, KELLY, PULUQI, AND SNYDER NOES: NONE ABSENT: WILSON ABSTAIN: NONE WALTER H. SNYDER, M OR aATTEST:� SHEILA R. qjJZIGAN, CLERK CITY OF PALM DESE , CALIFORNIA Am �v City of Palm Desert Staff Report TO: Planning Commission SUBJECT: Draft Housing Element CASE NO: GPA O1-84 DATE: April 3, 1984 I. DISCUSSION: Attached is the draft housing element which, after consideration by the planning commission and city council, will be forwarded to the State Department of Housing and Community Development for comment. After HCD comments are received, planning commission and city council will consider final adoption. The basic policies and programs have been modified to reflect the joint planning commission/city council study session discussion of February 27, 1984. General background information has been added along with programs dealing with elder and handicapped housing, energy conservation and manufactured housing required by state law. These added programs basically describe current policy and involve no added costs. II. RECOMMENDATION: Adopt Resolution No. recommending preliminary approval to the city council of GPA 01-84 House Element. Prepared by: Reviewed and approved by: Am - 1 - HOUSING ELEMENT The goals, policies and implementation programs set forth in the Palm Desert Housing Element to the General Plan are guided by California State Housing Objectives. 1. Provisions of decent housing for all persons regardless of age, race, sex, marital status, source of income or other arbitrary factors. 2. Provision of adequate housing by location, type, price and tenure. 3. Development of a balanced residential environment including access to jobs, community facilities and services. This element will examine the nature of the existing housing stock in relation to the character and needs of Palm Desert residents and how future development can best meet future needs. I. BACKGROUND A. Population and Household Characteristics: The 1980 census (see appendix for complete data) showed Palm Desert's permanent population to be 11,801 in 5246 households. Growth projections for the next 5 years vary between 3% and 5% per year. The two most popular age categories recorded in 1980 were 65+ (2176 -18%) and 25-34 (1830 - 16%). This compares with 1185 - 10% for the 45-54 age category. The dominance of young adults and seniors is responsible for a large number of small, often childless, households. One and two person households account for 72% of the Palm Desert total. Sixty-five percent (65%) of married couples have no children. Only 824 households (7%) have more than three members. These young and old households generally Housing Element Continued represent the demographic groups with the lowest incomes. The 45-54 age group, usually associated with the highest income producing period, comprises the smallest segment of the Palm Desert community. B. Income and Employment: Median household income in 1980 was $19,647. Total employment was 5681. Service and sales accounted for 68%. With the opening of a major regional retail mall and growth in the hotel and restaurant industry, the retail/service sector will become even more dominant in the future. There were 179 families living below the poverty line of which 32 where female heads of household with children. There were no households with heads over 65 below the poverty line. C. Housing Affordability: The Southern California Association of Governments Regional Housing Allocation Model (RHAM). The following table represents a computer analysis of housing cost versus a household's ability to pay. It was produced in 1983 and has been adjusted to project future needs to 1989. Part I of the table indicates the number of current low and very low income households which pay more than 30% of their income on housing. Part II projects future needs based upon SCAG'S growth projections. -2- I aJ cR m N 00 L[" 00 C 1 p3 > Z F r4 O 1 Lu J F i i L 1 u_ F � ; G I i• ..i r < LLJ 1 3 w w O *0 *0 � r I r I v 1 c] Z �• ' ' r `< I Oj c) p S LU Z ! F 3 I 3 z z F ' F; V 0,N p 00 00 Z LLI n(14 f —Z pJ v)ujv F �^ 0¢ <> �Lu U7 �J Zp = e �F Lu0L'i2 U?C dV) cc ^JF- 7 LU < j � G G,n Fh J O LL I Z"' �Z N0 LLI =� r Z O GZ 1 ra Z¢ u.0 lu wLL uj L i0 Z< ut " ¢ O SOU¢ O J V) S FZJOC�C="� z= a T�p^ dI!:) c=c�i tr a vO 'y "] o, SZ 7 tO ftJ -JUG F- WF - n Q J < U . < 2 G 1+J3C< 30 ¢ ] uJ0 "J .Ju< Lcn0S JJ CC ; O vU =� U�CN7_a c �u U Z z J Z F C Y N y u q , I "oo cJ SUUOZZ O s� 2 Z < i v7 tLjG 1 C ZZ� � �� tL 1 p z « U r LLJ G •.J C (%- �- LIJ r » 1 Fz¢� G,L ^ 27 � C ij 1 ^ u Z nC ; CO3t IL - 0', CSOC CuJZ J V �� � n�u,n _n 1SO:uvJnaOF- + Ut' puJ ZYa = U) ; `� J Ja On i cj �r r �YY�. xSOWN ? O rZ < Ga = UZ z Z cQQU��F-ut iul,p,nc� 3 .5 F w 0 0 Z.0 C � S O c:J ' W FF0 U}p i 00 rn�00�UMFn.,. lt.! $_ o z �L/ d; O i y > I `N O O z 00 00 00 00¢00 C - c N rn ut¢ uj LL g� u In I U I L`. 1 t1• -3- Housing Element Continued D. RHAM Vacancy Rates and the Second Home Market: Residential construction in Palm Desert has been dominated by the second home market. This has resulted in permanent occupancy of some projects as low as 20%. In 1983, the California Department of Finance estimated that 46.65% of the 11477 units were vacant. Many of these units are held for occasional recreational use, while others are for sale or rent. The RHAM identified 599 market vacancies in 1983. This figure is then used to calculate future low and moderate income housing needs even though the vast majority of these vacant units are priced above the low/moderate income standard. Further discussion in this element will assume that most of the existing market vacancies will not be available to meet the 5 year low/moderate income housing need. U. THE PROBLEMS The mandated objective of the Palm Desert Housing Element is the provision of quality, well designed housing within safe and attractive neighborhoods affordable by all segments of the community. The task of the implementation program shall be to resolve the conflict and trade-offs between affordability, design and density. When the city incorporated, there was great concern for what appeared to be unacceptably low quality development standards being enforced by the county. We developed zoning and design review standards to insure quality neighborhoods. These standards succeeded in encouraging an abundant supply of housing, very high quality development, but also resulted in housing increasingly out of the reach of low and moderate income households. This situation was further exaggerated by the high speculative housing market of the late 1970's. While ownership housing costs were escalating, a combination of market forces and land use restriction brought apartment construction to a halt. -4- err' Housing Element Continued A. Regional Fair Share: The SCAG Regional Housing Allocation Model identified 814 housing poor households currently living in Palm Desert. Housing poor is defined as those households with incomes less than 80% of the county median who spend more than 30% of their income on housing. This statistic provides a rough indication of current housing needs; however, it has its limitations. Since it is based upon Palm Desert 1980 census data, it only counts those households who successfully found housing reasonably within their budgets. The group most severely impacted by the lack of affordable housing are households who failed to find any affordable housing in Palm Desert and located elsewhere. These households are not counted in the Palm Desert RHAM and will show up in another city's statistics. The RHAM also assumes that todays affordable units will continue to be affordable in the future. Unfortunately, the same market forces which have impacted new home construction will eventually impact the existing affordable housing stock. B. Ownership Housing: The HUD income guidelines call for a maximum low income ownership unit selling price of $50,000 based upon the monthly payment on a 12%, 30 year loan. The moderate income house price limit would approach $70,000. No projects have offered homes in this price range for at least 5 years. There are no houses on the market today in the low income range and only 31 in the moderate range. The 1980 census indicated that 2312 households fall within low income definition yet the RHAM identified a current need for only 814 units. Although this would appear to indicate that most low income households find housing within their budgets, it does not reveal the whole story. The majority of low income homeowners who are not experiencing difficulty, purchased their homes during a period of lower prices and interest rates. They were not impacted by the 1975-1980 price spiral since -5- %w Housing Element Continued they were already in the housing market. In Block Group 2, one of the city's primary lower income housing resource areas located between Highway 111 and Fred Waring Drive, mean ownership costs rose from $364/mo. for those who purchased prior to 1975, to $526/mo. for those who moved in between 1975 and 1980. This means that as the existing low income housing stock turns over it will cease to be affordable for a new first time low income buyer. Affordable housing for all low income and most moderate income households would virtually disappear by 1990 even if housing prices stabilize. C. Rental Housing: Households forced out of the ownership market normally have to rent. Housing cost escalation as a result of simple turnover is affecting the rental market as well. In 1980, while mean rents were only $344/month, vacant units were being advertised for $427/month. Landlords have a tendency to moderate rent increases for their reliable continuing tenants and then make up the difference when vacancies occur. Approximately 40% of the rental housing is apartment units with the balance being rented housed or condominiums. Landlords who built or purchased these units prior to 1975 have much lower operating expenses and therefore can charge lower rents. Single family house and condominium rents will increase dramatically as these units are resold at today's prices and interest rates. This trend will be further reinforced by an extremely low apartment vacancy rate. A January, 1983, survey of the four largest Palm Desert apartment projects produced both positive and negative results. The typical rent for a 2 bedroom one bath unit was $380/month which would qualify as a low income unit. The bad news was that of the 218 units there were only 4 vacancies for a 1.8% rate. Three of the four projects had no vacancies. The units are affordable but not available. Each of the projects was approved prior to incorporation at densities of 22 units per acre and would not meet our present development standards. -6- Housing Element Continued D. Preserving Neighborhood Quality: While our design standards have produced very attractive new developments, they have not succeeded in substantially improving some of our older neighborhoods. Declining neighborhoods tend to discourage the investment of private capital thus reinforcing their decline. Although the substandard condition of certain areas has resulted in depressed property values and therefore lowered housing costs, allowing continued decline is an unacceptable solution to the affordable housing problem. Slums result in a dangerous, ugly environment but do not guarantee affordable housing. In a tight housing market landlords will continue to be able to receive high rents even as quality declines. The concept of redevelopment was specifically designed to break the cycle leading to the development of slums. Carefully planned public investment in the form of improved public facilities, and low interest rehabilitation loans will encourage private investment reversing the decline cycle. This process will eventually increase housing costs in the area but the alternatives are unacceptable. The areas in question were originally developed with modest homes on smaller lots and therefore housing costs will remain lower. Improvement programs can be designed to minimize direct impact on housing costs. To achieve our initial goal of quality neighborhoods and affordable housing we have to promote innovative designs which reduce the costs of construction while still providing a desirable residential environment. Because of high land costs, it will be necessary to provide some form of direct financial assistance to developers or households if we are to achieve all our housing goals. -7- Housing Element Continued E. The Future Housing Demands: The RHAM identified a 5 year future need for 110 very low income, 133 low income and 123 moderate income units. While the present need figure is based upon census data, the future needs are a computer manipulation of the SCAG 182 population forecasts. The validity of these computer models are questionable when applied to small rapidly growing communities. For example, the RHAM or SCAG 182 did not foresee the housing demand impacts of the Marriott of Hyatt hotels. We should therefore not be solely preoccupied with the RHAM numbers. Our concern should be in using our available resources wisely, providing the housing variety required to meet the needs generated by our local resort oriented economy. Participants in the Palm Desert housing market are basically of three types: retirees, second home buyers and owners of local businesses and their employees. The local economy is dominated by retail sales and service associated businesses whose employees earn low or moderate incomes. While the economy has grown, the supply of appropriately priced housing has shrunk forcing new employees to find housing elsewhere. Until recently, Palm Desert was primarily a residential community with only minor local employment in comparison to Palm Springs or Indio. With the completion of the Town Center and the planned Granada Royale, Marriott and Hyatt hotels, Palm Desert will be the fastest growing job market in the valley. These projects will directly create 2000 full time jobs and stimulate employment growth throughout the existing sales and service industry. Most of these new positions will be in the low/moderate income range. Inherent in the fair share housing concept is the responsibility of providing for the housing needs generated by economic growth. In addition to its social and philosophical basis, the fair share concept makes sense economically and environmentally. To maximize the economic benefits of our new -8- Housing Element Continued commercial development we need to keep the income generated in Palm Desert from leaving the local economy. If the majority of new employees locate in adjoining communities, then the major portion of their income will be spent in those communities, thus reducing the general economic benefits throughout the local economy. The private housing market has shown itself to be incapable of providing housing for this major influx of low and moderate income households under existing densities and without some form of assistance. F. Special Needs - Elderly and Handicapped: The desert area has traditionally been a retirement destination. In 1983, 18.4% of Palm Desert residents and 30% of households had members over the age of 65. By 1989 this group will be into their 70's and 80's, and an additional 1717 will have reached retirement age. As part of the general affordable housing problem, all but the most affluent elderly have been frozen out of the Palm Desert housing market. The type of housing available is not ideally suited to many segments of the elderly population. Many elderly households no longer need or desire the 2 or 3 bedroom home designed for a growing family. Low density resort condominiums provide more suitable accommodations but are generally the most expensive housing in the city. These projects tend to average only 20% permanent occupancy leading to the social isolation of the scattered less active retired elderly. Since no specialized elderly housing exists in Palm Desert, as the present active elderly population ages they will be forced to leave the Palm Desert community in order to find appropriate housing. A similar situation exists relative to housing appropriate for handicapped individuals. Ninety-five percent of existing rentals were built prior to any requirements for handicapped facilities. Implementation of Title 24 C.A.C., Section 2- -9- 1400, Housing Element Continued 1213 a,b will produce at least 30 specially designed landscaped units over the next 5 years. Different forms of elderly housing have been developed which enhance the opportunity for social interaction and bridge the gap between the isolation of tradition housing arrangements and the rest home. These projects provide small apartments, common dining facilities, organized social functions and limited medical care. Our present codes do not recognize the different requirements of these projects relative to design, parking and density. III. THE SOLUTIONS The previous discussion focused on the obstacles to the attainment of our goal of quality and affordable housing. Our efforts to solve these problems must be evaluated according to how well we utilize all the available fiscal and planning tools. The following discussion will analyze these tools evaluating their effectiveness and their costs. The solutions will fall into two basic categories: 1) Direct financial aide programs to reduce or defer costs of housing or neighborhood quality improvements, 2) Regulatory reforms to reduce the costs of producing housing while maintaining neighborhood quality. While regulatory reforms do not involve the expenditure of public funds, direct assistance will require significant economic resources. Fortunately, the economic growth which is partially responsible for the increased housing demands will also generate significant new revenues which can finance new housing programs. Within the next 5 years the tax increment generated for housing from the Redevelopment Agency's flood controls project will total approximately $4.5 million. In addition to locally generated revenue sources, community development block grants may be available for more generalized improvement such as curb and gutters. -10- Housing Element Continued IV. THE PROGRAM A. Neighborhood Quality: Within new projects, our review process insures development quality. These standards are less effective in improving the quality of existing neighborhoods. Code enforcement programs can abate the worse cases of neglect but too heavy a reliance on a punitive strategy is more likely to create community ill will. Positive financial incentives provide more effective tools for significant improvement. The first step of the program will involve the targeting of neighborhoods based upon physical condition and household income. Specific Plans will be initiated to identify land use constraints and conflicts, and develop programs to encourage new investment. The city will then establish a $1,000,000 revolving loan fund created from community development block grant funds for construction of curbs, gutters, and improvement of sewer and water infrastructure. These funds would be used to defer assessments until sale or transfer of ownership thus reducing the impacts on rents. The second phase of the assistance program would involve a $1,000,000 loan fund created from redevelopment funds for the purpose of landscaping and home rehabilitation and energy conservation. Loans up to $10,000 per unit would be provided to low and moderate income households and landlords who agree to participate in a low/moderate rental program. The loans could be deferred until sale or a repayment schedule established based upon a household's economic resources. The loan amount would be determined by the amount of work required to achieve a reasonable standard. For some units it may mean only yard clean up and exterior paint. Others may require major renovation or reconstruction. While the loan program will not reach all households, the improvements will create a positive neighborhood feeling -11- Housing Element Continued encouraging property owners to embark on their own privately funded rehabilitation efforts. One of the contributing factors to decline in single family neighborhoods is the dominance of absentee landlords. Some single family detached neighborhoods north of Highway III are 50% rentals. Landlords of single family homes generally do not employ maintenance services leaving the responsibility to the tenant. Since single family homes can be sold out from under them, tenants are often reluctant to dedicate sufficient time, effort and expense for adequate maintenance. To encourage the quality of maintenance that is associated with owner occupied homes, a $1.5 million low interest loan program would be created to assist low and moderate income households in the purchase of the homes they presently rent. Depending on qualifications, the assistance would take the form of part of the down payment or a reduction of mortgage interest rates. The loan would come due whenever the owner ceased to occupy the property. The new owner would also have to agree to some form of resale control preserving the affordability of the unit. This program could provide permanent assistance to 150 households while creating more attractive stable neighborhoods. V. REDUCING COSTS AND PRICES OF NEW CONSTRUCTION A. Removal of Government Constraints: Density Bonuses and Development Standards Reform. With careful planning, density increases and development standards modifications can significantly decrease housing costs while preserving neighborhood quality. In 1983, the City of Palm Desert approved zoning -12- Housing Element Continued ordinance amendments lowering condominium floor area minimums and establishing an affordable high density incentive program for projects containing 20% low income housing. One Quail Place, a 384 unit apartment project containing 77 low income units, was approved under AHD zoning. The increase from 7 d.u./acre to 22 d.u./acre achieve a cost reduction equivalent to a subsidy of $6,000,000. A cash subsidy of this magnitude would have virtually exhausted all our housing funds for the next 5 years. Density increases alone seem capable of achieving moderate income rents and allow low income rents on lower land cost sites. One Quail Place will achieve the low income requirement with the use tax exempt bond financing. Future projects may also be able to benefit from similar bond programs. While achieving significant cost reductions, density bonuses do not seem capable of allowing developers to provide low income ownership housing even with decreased floor area. Because of the different tax treatment between ownership and rental projects and other costs inherent in a ownership program, monthly costs for ownership housing are substantially higher than those of a comparable rental unit. These higher monthly costs are offset by the owner's ability to deduct interest payments on their income taxes and the possibility of capital appreciation on resale. To account for these differences a separate density bonus program shall be developed for moderate income ownership housing. This program would allow densities up to 15 d.u./acre if a project includes 50% of its units affordable by moderate income households. Through the density bonus provisions of Government Code Section 65915, the city has approved a 352 unit condominium project which will include at least 163 two and three bedroom units affordable by moderate income households. -13- Housing Element Continued Density bonuses will not solve the housing problem alone. Since density programs will only produce 20% low income units in any one project, production of these units will be dependent on the demand for the other 80% market units. The production of low income units will cease if the moderate and upper income market becomes saturated. In some cases a rent lower than the 80% of median rent standard might be desired, or the city might perfer a lower density in conjunction with other forms of subsidy. The City of Palm Desert has encouraged the use of manufactured housing to cut costs in designated areas. There remains 130 vacant lots in an existing 500 lot manufactured housing subdivision. An additional 400 acres allowing 2000 units have been zoned to allow manufactured housing. B. Financial Assistance: To supplement the density bonus program and further reduce home prices, direct financial aide will be required. These subsidies will be given directly to developers in a lump sum to reduce up front construction costs or be provided gradually as rent or mortgage subsidies to individual units or households. $1.7 million will be available from the Redevelopment Agency for this new construction aide program. These funds will be spent in a variety of ways depending upon the nature of the project proposed. An average assistance level of $10,000 per unit will result in the permanent provision of 170 low income units with cost reductions of up to $100 per unit per month. Whether project subsidies or individual household subsidies are used will depend on how much developers will commit beyond the minimum density -14- *WW Housing Element Continued bonus requirements in exchange for the assistance. The main advantage of developer subsidies involve the simplicity of dealing with a single entity. In a mortgage or rent subsidy program principal loan funding source will be placed in an account with subsidy payments being derived from the interest earned. For example, $1,000,000 invested at 11Y4% would earn $9,375 per month providing an average $93 monthly subsidy for 100 households. The advantage of an individual unit or household subsidy program is that the city retains control of the principal and can modify the program as new conditions arise. There is also complete assurance that the subsidy goes directly to cost reductions for the target households. In developer subsidies the city must rely on developer produced pro formas for the evaluation of the benefits of the subsidy. The city controled subsidy programs would involve additional administrative costs. VI. ELDERLY HOUSING PROGRAM The zoning ordinance shall be amended to provide the planning commission flexibility with respect to density, design and parking requirements for projects exclusively devoted to specialized forms of housing oriented toward elderly households. VU. ENERGY CONSERVATION As a result of its hot desert climate, the primary residential energy conservation effort involves the reduction of solar heat gain during the 6 to 8 air conditioned months. The implementation of Title 24 energy requirements of the building code has significantly reduced energy consumption in new structures. In older -15- Housing Element Continued neighborhoods, energy saving improvements will be promoted through the neighborhood quality rehabilitation program. With the increasing dominance of projects with large common facilities, the economics of solar water heating and cogeneration technologies are enhanced. The city will promote and encourage the use of appropriate energy saving technologies through the design review process. 5 YEAR PROGRAM SUMMARY Resources 1984/85 to 1989/90: 1. Redevelopment Agency $4.5 million 2. Community Development Block Grant 1 million Total $5.5 million I. NEIGHBORHOOD QUALITY A. Program: Loan Fund for deferal of curb & gutter assessments Scope: 1 square mile target area Estimated Cost: $1,000,000 Source: Community Development Block Grant B. Program: Initiation of Specific Plans in areas targeted for Redevelopment Programs. -16- VOIII Housing Element Continued Estimated Cost: 6 months, one existing staff member C. Program: Rehabilitation Loans Scope: 200 units Estimated Cost: $1,000,000 Source: Redevelopment Agency D. Program: Loan program to encourage purchase of rented single family units by occupant. Scope: 150 units Estimated Cost: $1,500,000 Source: Redevelopment Agency U. COST do PRICE REDUCTION OF NEW CONSTRUCTION A. Program: Density Bonuses Scope: 200 low income units 800 moderate income units Cost: None Source: - -17- Housing Element Continued B. Program: Direct finance assistance to developers and households Scope: 170 units Estimated Cost: $1,700,000 Source: Redevelopment Agency C. Program: Zoning For Manufactured Housing Scope: 400 acres, 2000 potential lots. Cost: None. D. Program: Zoning Ordinance Amendments to facilitate Senior Housing. Scope: 5 year goal of 500 units. Cost: None. -18- Housing Element RESIDENTIAL LAND INVENTORY AND SITE CRITERIA FOR HIGH DENSITY LOWER AND MODERATE INCOME HOUSING PROJECTS The City of Palm Desert contains approximately 3200 vacant residentially zoned acres. Of this area, 3100 acres are presently zoned at densities of 5 dwelling units per acre or less, with the balance ranging from 10 to 17 d.u./a.c. Based upon the cost of land and construction in the Palm Desert area, it is generally recognized that for apartments to provide lower income rents, densities between 15-25 d.u./a.c. are required. Moderate income ownership projects need densities between 7 d.u./a.c. and 15 d.u./a.c. The City of Palm Desert Zoning Ordinance provides a mechanism by which these densities can be achieved. Projects which include at least 20 percent lower income units can receive densities up to 25 d.u./a.c. An additional program to be implemented would provide condominium or single family detached ownership projects densities up to 15 d.u./a.c., if at least 50% of the units were priced within the moderate income standard. These programs are in addition to projects built pursuant to Government Code Section 65915, which provides for a 25% density bonus for low or moderate income housing. Since the density bonus programs are implemented through development agreements which are tied to low and moderate income performance standards, speculation prior to rezoning is discouraged. Depending on general economic and interest rate fluxuations, approximately 5000 units are projected to be built in Palm Desert within the next 5 years. These will include 60% upper price low density units, 35% moderate and 5% lower income units. The lower density projects will use 600 acres, while the higher density moderate and lower income projects will occupy 160 acres. These proportions will provide adequate sites for affordable housing while maintaining the overall character of Palm Desert as a low density affluent community. -19- Housing Element In allocating prospective high density sites throughout the city, the first consideration is to avoid excessive concentration. To achieve this, properties are dispersed throughout the city. Potential site areas have been identified on the High Density Affordable Housing Map based upon projected public infrastructure capacities and existing neighborhood character. Final site selection and project evaluation will be based upon the following criteria: I. Adequate service capacity. 2. Direct access to major thoroughfares or arterials required for any project over 50 units. 3. Compatibility with surrounding land uses. 4. Close proximity to commercial services. 5. Overall high quality of design. 6. Contribution to the attainment of low and moderate income or other special housing goals. The High Density Affordable Housing Site Suitability Map will become an addendum to the Land Use Map. Projects in areas designated on the suitability map which meet the review criteria may be judged to be consistent with the General Plan. Areas not designated will require an amendment of this map to achieve consistency. Once the program goals discussed in the implementation section of this element are achieved, an applicant will have to demonstrate a compelling need for more high density development in order to qualify for a density bonus program. ANNUAL REVIEW: This housing element articulates policies and programs which will determine the direction the housing development will take over the next five years. Each year the city shall review these policies and programs to evaluate their validity and effectiveness, and to make necessary adjustments. -20- t • t, 4 r i t 'Nut<H, Jr2 .-...:...�� � -- -i ' i SJ/JIO RJS/1� I I J/•n ITV I I I.: ^r rr �_ `'•- - `p .6 C'a F -.-—''-- yL 1 j , t __ I I • - In7i I. k � I ,, 1 .• N t' I iIT - 44 f II }Ir l C011c� A ry v E ,I r - r--1 f Fill I II ,- "' 'x � Yi� T-e lulk31t1 .r�; >� �;I' 11t � .• z 3 ! t i " 1r -I'rY�- rr /I(-` i-+-IJ .�y - .- 11 ,-•-1tyti - 4Js-1)f71 u ,E TI - 1'z,:,.. 1 '{ fr t 11 fir:, A'rrl 1jp r rl ��-_! j+ l_II ((f ��(UI ' ' 1 �(`"''r J�� + �•I� it J l r ' 1 r7 f .i ,iIII i ;k Housing Element ENVIRONMENTAL IMPACTS The programs described in the housing element will have generally positive environmental and social economic impacts. Potential negative impacts of specific projects will be mitigated by existing mechanisms incorporated into the development review process. Although indirectly growth inducing, programs are designed to enhance residential environmental quality, rectify the existing jobs/housing imbalance and provide additional affordable housing to meet the needs generated by economic growth.. I. NATURAL ENVIRONMENTAL IMPACTS While the development of housing unavoidably alters the natural desert environment, a system of development fees is being implemented to purchase and preserve 18 to 25 square miles of prime desert habitat. This area encompasses the full spectrum of desert ecosystems and includes the critical habitats of the endangered Coachella Valley Fringed-Toed Lizard and other rare plant and animal species. The proposed siting of high density affordable housing near employment and commercial centers will shorten commuting distances, thus reducing fuel consumption and auto emissions. The implementation of the energy saving requirements of Title 24 of the building code, plus standards contained within the design review process, will serve to reduce consumption of limited natural resources. Ii. PUBLIC SERVICES Impacts on schools generated by residential development will be mitigated through a $628 per unit school impact fee. Other development fees and special assessments will finance expanded police, fire and paramedic services. -21- Housing Element New developments are required to construct substantial recreation facilities on site. In addition, subdivisions must dedicate land or pay fees for expanded public recreation. -22- PROOF OF PU . 'ICATION This space is fore County Clerk's Filing Stamp (2015.5 STATE OF CALIFORNIA, County of Riverside I am a citizen of the United States and a QTTV of PAT.M DESERT resident of the County aforesaid; I am over the age of eighteen years, and not a party to Proof of Publication of or interested in the above-entitled matter. I am the principal clerk of the printer of the ........LEGAL..NOTIGE..NO....GPA..0.1n�4...... ........................... .......................................................... Paste Clipping ..............................................:..... of Notice a newspaper of general circulation, printed SECURELY In This Space and published Bi.ma ek.ly................... in the City of ...Ra1iu..D.eqLexk ............ County of Riverside, and which news- Mama t paper has been adjudged a newspaper " of general circulation by the Superior "4 " Court of the County of Riverside, State of California, under the date of,�,p„(S,, 19 ,6,g, Case Number ....8.365.8....; that the notice, ' of which the annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: a�sn. ............3./.2 3.................................. all in the year 19-a4.. -- I certify (or declare) under penalty of perjury that the foregoing is true and correct. Dated at........>?�7.m..Ae. s✓ . ............... California,this...2.3....dayof.Ma,r.., 198&. 'gna re Free copies of this blank form may be secured from: CALIFORNIA NEWSPAPER SERVICE BUREAU, INC. Legal Advertising Clearing House 120 West Second St., Los Angeles, Calif. 90012 Telephone: (213) 625-2541 Please request GENERAL Proof of Publication when orderinq this form. PLANNING C,0t 9M1`iS1CDly RESOLUTION NO. A R.l:?SOLUTlOPI ,:?)~ THE PLANNING COMMISSION OF T'I-ik? CITY OF PALM 1")ESERT, CALIFORNIA, E :E(-OMMENDING TC' CITY C(DUNC'1L PRELIMINARY APPROVAL OF A GENERAL. PLAN AMENDMENT, .THE F-1,OUSING ELEMENT. M CA.`.>E NO. GPA 01.,84 WHEREAS, the Planning ('.omrniss9on of the City of: Palm Desert:, California, did on the 3rd day of April, 19,94, hold a duly noticed public hearing to consider pr,;alirnin cry approval of a new housing elemer t to the general plan. WHEREAS, at said public: hearing;, upon hearing and considering all testimony and arguments of all .interested persons desirrn�; to t:re1 heard, :said planning commission did find the following faca::; to justify their actions, as described below: 1. The proposed housing element con-rplies with the California St�.rte 1- ous;.a;s; 111eIrre.rrt Law, Goverrrment Adiminist:r,:ition C:.ode Section 65.980. 2. 1'he pr;: )osed policies and programs will enhance housing oppor•turdtie.s fror a! se!p-ne:!r,ta of the Palrn Desert con7rnunity. NOW, 1.1-TRE FORE, BE IT RESOLNED by the planning c:ornmissiorr o4 thr- (::'i ty of Palm Desert, as folk:rws: I. That the above recitations are true and correct and const:itut:e 't;•re! :f:indirrlcs of the c-.o rirnisslon in these casiEtS; 2. zI'e planning cornmission does hereby recommend to the city council pre�lirr,i r,::rry approval of a general plan amendment: the Housing Elernent•. PAS:SEIl, r',P:PRc. VED ,and kDOPTE.D at a regular meeting of he 1'a.lrn )eser't. Planning held on this 3rd day of April, 1984, lay the following 'votes, t;:) ,vit: AYES: NO1---.S: ABSENT: ABSTAIN: RP,LPH 3., WCy D1"), ATTEST: —_ ._--._.._..._........_............._........_..__.__.....- .._. _......_. RAMON A.. e,_ret: ry Am INTEROFFICE MEMORANDUM CITY OF PALM DESERT DATE : APRIL 22, 1993 TO: CITY MANAGER, HONORABLE MAYOR AND MEMBERS OF CITY COUNCIL EXECUTIVE DIRECTOR, HONORABLE CHAIRMAN AND MEMBERS OF REDEVELOPMENT AGENCY BOARD FROM: PHILIP DRELL, SENIOR PLANNER SUBJECT: COMPLIANCE STATUS REPORT FOR WESTERN CENTER/CRLA AFFORDABLE HOUSING STIPULATION I. RECOMMENDATION Direct Staff to proceed towards attainment of Western Center/CRLA Stipulation, December 1995 goals through rehabilitation and rental assistance of existing housing resources . II . BACKGROUND The stipulation describes three specific performance requirements which the RDA must meet by December 31 , 1995 . A. Chronologically, the first milestone (Section l .c) required 255 existing units to be acquired by December 31 , 1992, of which 21 units are to be affordable by very low income households, and 78 by lower income households. B. Section la requires an additional 1100 units to be developed or acquired by December 31, 1995 equally divided among very low, low, and moderate income units. C. Once the occupancy rates of the units developed under the preceding requirements reach 90%, then an additional 160 units including 100 very low income, and 60 low income are to be developed. Depending on the timing and occupancy, the stipulation requires by December 31, 1995, a total of 1 . 358 units, including 487 very low income, 505 low income, 366 moderate income. After we reach this goal, we are required by Section ld to continue acquiring or developing units until'. we reach the Housing Element Regional Housing Needs Assessments goals. With the purchase of One Quail Place, Las Serenas, and the rehabilitation of Desert Pointe in 1991, we easily met the December 1992 milestone with 245 very low income households, 187 low income households, and 75 moderate income households. r We are now planning for the December 31 , 1995 requirements . The following analysis is the most current summary of the status of all the projects which will count towards attainment of the 1995 goal . 1 . Housincr Authority Rental Assistance Program The Housing Authority now owns and operates 5 projects within the City of Palm Desert, including 637 units under a Master Housing Assistance Payment Agreement (HAP) with the RDA. A sixth project with 72 units is nearing completion and will be purchased by the HA in June 1993 . Tenant rent and subsidy payment to the HA are calculated according to HUD Section 8 Rules. The following table summarizes the most current occupancy data for each project. Proiect Very Low Low Moderate 20 + Vacant ota One Quail P1 . 155 101 62 36 30 384 Las Serenas 67 42 35 - 6 150 Desert Pointe 29 21 10 4 64 The Pueblos 5 4 1 5 15 Neighbors 4 5 13 2 24 Catalina (6-93) 24 24 24 _ _ 72 284 197 145 36 47 709 (40%) ( 28%) ( 20%) ( 5%) ( 7%) Total units counting towards 1995 goal 626 - Annual subsidy cost $2, 355,384 - $3,762/unit 2 . Single-Family ownership a. Self-Help Housing - Through RDA assistance of Coachella Valley Housing Coalition Self-Help Program - 11 low income single-family units were produced and occupied. There is no additional recurring costs. b. Portola Palms Mobile Home Park Conversion - This program involved RDA and State assistance to the park coach owners association for purchase of the park with the ultimate goal of selling individual spaces to the existing residents. While the purchase by the association has taken place, individual space 2 sales have not yet been completed. It is estimated that 40 low and very low income households will be assisted. Program does not involve recurring costs . C. Sterling Rent-to-Own Single-Family Program - This program is scheduled to break ground in July 1993 with completion between June 1995 and January 1996 . It will provide 80 low and 81 moderate income units. Average annual cost during 6 year sales program - $873,426 - $5,425/unit - dropping to $400,000/year in the Year 2000 ($2 ,484/unit) . Summary of current program: Very Low Low Moderate Total Rental Assistance 284 197 145 626 Self-Help Housing 11 11 Mobile Park Conversion 40 40 Sterling 80 81 161 Total 284 328 226 (838) 1995 Goal 487 505 366 1358 Unmet Need 203 177 140 520 III . 1995 GOAL PROGRAM The current recession has resulted in a very soft demand for the existing market rate rental units in Palm Desert and throughout the Valley. Coincidentally, private market apartments have been losing low/moderate income tenants to our own subsidized projects. While demand for affordable units is still high (over 70% of original One Quail Place tenants qualified for rent subsidies) , private owners cannot afford to compete with One Quail Place. This situation has caused market rents and rental property values to decline. While the soft market has been quite positive for renters, it is resulting in financial chaos for - rental property owners, which will ultimately lead to deteriorating housing quality as rental income falls below what is necessary to pay for debt service and minimum maintenance. As an example, our Rental Rehabilitation Program has ground to a halt since owners cannot afford any new debt even at zero percent interest. The current situation provides 3 the RDA with a unique opportunity to economically achieve our 1995 goal, while promoting rehabilitation and addressing the private market competition issue. We are proposing that all the 520 units required to mee the December 1993 goal come from existing housing resources. A. Rehabilitation/Rental Assistance There are at least 250 rental units in the Santa Rosa and Panorama/Deep Canyon areas in need of rehabilitation. These units are already occupied by very low, low, and moderate income households who would qualify for our assistance program. We already have done rehabilitation assessments on 6 complexes with 155 units (See attachment for specific project locations) . Property owners would commit a specified number of units for very low, low, and moderate income households (most likely their existing tenants) under similar provision as our HAP Agreement with the Housing Authority. There will be a set contract market rent which will consist of tenant rent (based on income) and an assistance payment from the RDA. The contract rent would be adjusted annually based on the Housing Authority' s Section 8 Fair Market Rental Survey. The owner would commit to the program for at least 45 years. The RDA could terminate the agreement with 5-years' notice. The specified rehabilitations would have to be completed during the first year of the agreement. Based on the current market rents, average subsidies/unit will run approximately $2 , 062/unit compared to our current program-wide average of $3, 868/unit. For property owners who wish to get out of the low income housing business, we would encourage them to sell to a non-profit housing corporation with whom we would execute the HAP and rehabilitation agreements. RDA Counsel has drafted a model HAP agreement for one of the current rehab applicants, Tiki Gardens on Panorama. In addition to the 6 projects already expressing an interest in the Rehab Program, we will be contacting all owners of rental units in the City for potential participation. Applicants to the Program will be evaluated and given priority based on their rehabilitation needs and projected rental assistance costs. The RDA originally committed $600, 000 to the Rehabilitation Program. The estimated rehab costs of the six current projects are $1 million. To adequately fund 4 loans for the existing projects and cover the expected needs of an expanded program, staff has been exploring the possibility of involving local banks in rehabilitation loan funding and administration as part of their CRA obligations. The RDA could devote its resource to rental assistance. Recommended Action: Grant conceptual program approval allowing staff to initiate detailed negotiations with apartment owners and local banks finalizing program details. 1995 Goal : 250 units Annual Cost: $500, 000 B. San Tropez Villas The long-running financial battle between the original owners and the Resolution Trust Corporation (RTC) seems to be culminating in a foreclosure. The RTC may be willing to sell the property at a price which would allow us to maintain an affordable rental structure similar to the existing mix at One Quail Place with little or no subsidy from RDA. With San Tropez and the proposed rehab/rental assistance program, we will exceed the 1995 stipulation requirements. Recommended Action: Authorize Staff to enter into negotiations with RTC to determine possible sales price and financing options. 1995 Goal Summary: Very Low Low Moderate Total Rehab/Assistance Units 100 100 50 250 San Tropez 206 135 306 235 140 681 1995 Unmet Need 203 177 140 520 Excess 103 58 0 161 5 IV. FINANCIAL ANALYSIS In the attached program financial spreadsheet, additional units have been added in FY 1994, 1995, and the first half of 1996 to meet the December 31, 1995 goal of 1360. It assumes conservative costs for the Sterling Project and typical current subsidy costs for additional units. It does not assume a discounted San Tropez purchase. With these assumptions, the goals can be achieved with the reserve balance remaining near our $1 ,000, 000 goal . REVIEWED & CONCUR: Phil Drell Carlos L. Ortega Senior Planner Executive Director, RDA Attachments —G�4 ( 1 ) Financial Spreadsheet ( 2) Rehab Project Location Map (3) Stipulation Text 6 • � 2StllS• �$ v e d� � " 3g� _ ��. A � A A e • - N A riN 1 12 ZHU . e Pat 0 In " " e w � wtv A : =�" All44 s Q 888pn 8Q pQ N41 Q �1 O O O O O g 1 A 1 OUR RM Q s N PSI 104 N- f C. _ N v 8 Q � i p m 0 W � C 3 E • E ZsV ~ $• It _ GGEOC s •Qg2 4 s sm a • m � OE� �tE�=� a s ; W • c S O � ' •; 0 ; < G W W C C. C {y • 44 O p A W i E. LL = E a psr o a I �O ' g S III W 2 < < m ! jd ! 7 :E 01 E a iii f doh � elL 3 <aaal ,�. 0.0.0 IC X -M O V 0 4 I D to A 0 Q a:d 4�_ O W ■ 1 �n�7 r����u�i� ■� a now , �■■■■M■ ■dYn•e��n lil■i�iN M■W\/WiilY■■NY C - .■.�e�a�.. ua� ■■■ N■1■���I�1111111 !1■INIIIu■N � WWI o■c pF+�� �� �`i €111�iii �$�o .■ � � 11■IIIIIr� INUH�YI � �■ • 1 IIIIIQIEQi1111��■ � �i� r �r w� ����I�O�utuuu�l� �� LOAN �R31.Eba■11�i Mq� INS gatrr Lm /� �!-as S�0 ��e�r■1��4� LDS�2 !�■11 71■ILA �Z�1 �=�,,. 2 ; ,,r �._!�rml es�uan�� �i��oa■■■tea u• , - �/II yin iiiiamiiiiii: �ii::i::i�s � „ ■:���. � �� �IIIII W i�liillllllllllll� �i�'"�� � ■ '�� ■ �■ = . DOE .� �'' A■■■■8■G c c ... �[c)]■�/ ■■■■Q���'�1�■ ��■��■[ES71■■g u■■so■ctf �161EF-I�C�■■■� �a��s ��■■■'■ ■Jf�u■■■n■� • u`�or� �■■�r�u • � !■ ■ :■ •rxur=orw G. �I�IIIIIIIfIp� � 6 .■ o�a�■� vrr■� ■INIIII/Yiw■■O ao ■iir ■ram m■r1 ■ra�����r.►�n. i 1 RICHARDS, WATSON & GERSHON A Professional Corporation 2 333 South Hope Street, 38th Floor Los Angeles, California 90071-1469 � , J 3 (213) 626-8484 4 5 Attorneys for Defendants CITY OF ` r PALM DESERT, CITY COUNCIL OF THE 6 CITY OF PALM DESERT, PALM DESERT REDEVELOPMENT AGENCY, WALTER H. 7 SNYDER, RICHARD S. KELLY, S. ROY WILSON, JEAN M. BENSON and 8 BUFORD A. CRITES 9 10 SUPERIOR COURT OF THE STATE OF CALIFORNIA 11 FOR THE COUNTY OF RIVERSIDE 12 13 CITY OF PALM SPRINGS, ) Case No. INDIO 51124 14 ) Plaintiff, ) STIPULATION FOR ENTRY OF 15 ) JUDGMENT VS. ) 16 ) CASE NO. INDIO 51143 ALL PERSONS INTERESTED IN THE ) 17 MATTER OF THE REDEVELOPMENT PLAN ) FOR THE PALM DESERT REDEVELOPMENT ) 18 PROJECT AREA NO. 2, et. al. , ) 19 Defendants. ) 20 ) SUNRISE DESERT PARTNERS, a ) 21 California limited partnership dba ) SUNRISE COMPANY, ) 22 ) Plaintiff/Petitioner, ) 23 ) Vs. ) 24 ) ALL PERSONS INTERESTED IN THE ) 25 MATTER OF THE REDEVELOPMENT PLAN ) FOR PROJECT AREA NO. 2 , et al. , ) 26 ) Defendants/Respondents. ) 27 ) 28 RICMAROS, WATSON 6 GERSHON ArrO@W*E"AT LAW 0320015 I CITY OF INDIAN WELLS, ) CASE NO. INDIO 51159 a municipal corporation, ) 2 ) 3 Plaintiff/Petitioner, ) ) VS. ) 4 ) ALL PERSONS INTERESTED IN, THE ) 5 MATTER OF THE REDEVELOPMENT PLAN ) FOR PROJECT AREA NO. 2 , et al. , ) 6 ) 7 Defendants/Respondents. ) ) 8 9 IT IS HEREBY STIPULATED by and between defendants 10 Alphonso Sanchez ("Interested Party") , City of Palm Desert 11 ("City") and Palm Desert Redevelopment Agency ("Agency") through 12 their respective counsel, that judgment in this action be entered 13 on the following terms: 14 1. The Agency shall develop, rehabilitate or acquire, 15 or cause to be developed, rehabilitated or acquired, within the 16 City of Palm Desert, housing units in the amounts and during the 17 times specified in this paragraph: 18 a. Before December 31, 1995, not less than the 19 following units shall be developed or acquired: 20 (1) . 366 housing units occupied by and available 21 at affordable housing cost to very low income households; 22 (ii) . 367 housing units occupied by and available 23 at affordable housing cost to persons and families of low income; 24 and 25 (iii) . 367 housing units occupied by and available 26 at affordable housing cost to persons and families of low or 27 moderate income. 28 R iC HARDS. WATSON& GERSHON 900621 s!h 0 - 2 - +**wu+ty»AT uw 0320015 i 1 b. In addition to the housing units described in 2 paragraph l. a. , above, an additional 100 housing units occupied 3 by and available at affordable housing cost to very low income 4 households and an additional 60 housing units occupied by and 5 available at affordable housing cost to lower income households 6 shall be developed. Development of these units shall be 7 commenced within 120 days after the average occupancy rate on the 8 very low and low income units developed or acquired pursuant to 9 paragraph l. a. (i) and (ii) is 90% or more during any calendar 10 month, and development shall proceed with reasonable diligence to 11 completion. The Agency shall maintain the average monthly 12 occupancy rate of the units developed under paragraph l.a(i) and 13 (ii) . 14 C. In addition to the housing units described in 15 paragraph l.a and b, above, before December 31, 1992, not less 16 than 255 existing housing units shall be acquired. These 255 17 existing housing units may include up to 191 mobilehome spaces and 18 the remainder shall be housing units. Not less than 21 units (or 19 spaces) shall be occupied by and available at affordable housing 20 cost to very low income households and not less than an 21 additional 78 units (or spaces) shall be occupied by and 22 available at affordable housing cost to lower income households. 23 The remainder of these units shall be unrestricted. 24 d. Beginning July 1, 1994, and continuing 25 through the life of the redevelopment projects in the City, the 26 Agency shall develop, rehabilitate or acquire sufficient housing 27 to meet the City's existing and future housing needs for very low 28 and lower income households, and persons and families of low or RICMAROS. WATSON 3 GERSHON 900621 ajh 0 — 3 **w days�T lnw 0320015 1 moderate income, as identified in a valid Housing Element, 2 periodically revised as required in Government Code Section 3 65588 (b) . The City may deduct from its existing needs, which are 4 identified in the Housing Element it is required to revise by 5 July 1, 1994 , the number of very low, low and moderate income 6 units it develops pursuant to this agreement in excess of 394 very 7 low, 477 low and 442 moderate income units. 8 2 . In meeting the requirements of paragraph l.a, l.b 9 and l.c, the Agency shall utilize taxes which are allocated to it 10 pursuant to Health and Safety Code Section 33670 to the extent 11 necessary. With respect to the requirements of paragraph l.d, 12 the Agency shall utilize taxes which are so allocated to it from 13 Project Area No. 2, to the extent necessary but at least at the 14 level required by Health and Safety Code Section 33334 .2 (a) , and 15 shall utilize at least the level required by Health and Safety 16 Code Sections 33334 .2 (a) and 33334.6(c) from Project Area No. 1, 17 As Amended, to be deposited in a Low and Moderate Income Housing 18 Fund (the "L & M Fund") . The use of taxes allocated to the Agency 19 in excess of the levels required in Health and Safety Code Section 20 33334.2 (a) ("excess tax increments") shall not be deemed to 21 create a lien on excess tax increments which is prior to or on a 22 parity with prior indebtedness payable from excess tax 23 increments. "Prior indebtedness" means indebtedness (i) existing 24 as of the date of this Stipulation, or (ii) incurred by the 25 Agency after it shall have made a written finding at a public 26 meeting by resolution appearing on the agenda, but not as part of 27 the consent calendar that those excess tax increments are not, and 28 will not be necessary to meet the housing requirements set forth RICHARDS. WATSON 6 GERSHON 900621 a jh 0 - 4 A170ANlrt AT 1.AYII 0320015 1 in paragraph l.a. , 1.b. , and 1.c. , with respect to Project Areas 2 Nos. 1 and 2 , and in paragraph l.d with respect to Project Area 3 No. 2 . Such finding shall be made only if reasonably supported by 4 a report which indicates (i) the last equalized roll of taxable 5 property in all Project Areas of the Agency, (ii) the projected 6 assessed value of such taxable property for the following five 7 years, (iii) the projected amounts to be set aside into the Low 8 and Moderate Income Housing Fund pursuant to Sections 33334 . 2 (a) 9 and 33334 . 6 (c) , (iv) the housing specified in paragraph l.a, b and 10 c, (v) the projected housing needs included in the requirements 11 set forth in paragraph l.d for the life of Project Area No. 2, 12 which shall be based upon a forecast by a state agency or by the 13 council of governments, currently the Southern California 14 Association of Governments, with the responsibility to determine 15 regional housing needs under Government Code Section 65584, and 16 (vi) the estimated amounts of money necessary to meet the 17 requirements of paragraph 1, including the estimated total costs 18 of subsidizing housing affordable to the households enumerated in 19 paragraph 5, for the time periods specified in paragraph 6, which 20 estimated total costs shall include, to the extent necessary, 21 costs of developing, maintaining and managing the housing units. 22 The report shall include evidence and analysis reasonably 23 supporting and substantiating the projections in the report and 24 the finding to be made by the Agency. 25 3 . In meeting the requirements of paragraph 1, the 26 Agency may acquire existing housing units which are already 27 available at affordable cost to low or moderate income persons 28 only if the time for maintaining the affordability of those units RICMAROS. WATSON 6 GERSHON 900621 ajh 0 - 5 rr'Rft9"AT taw 0320015 1 is extended by at least 15 years for rental housing and by at 2 least 10 years for for-sale housing and if the units comply with 3 the provisions of this Stipulation. For the purpose of 4 determining the number of very low, low and moderate income units 5 acquired under this paragraph and the credit to be given to the 6 Agency for housing units required under paragraph 1, the number 7 of housing units acquired shall be multiplied by a fraction, 8 equal to or less than one, whose denominator is 30 and whose 9 numerator is the number of years added to the time the units will 10 be maintained at affordable costs and occupied by persons and 11 families of low or moderate income. The following is an example 12 of the foregoing formula applied to the acquisition of 100 units 13 which were available at affordable cost for 10 years prior to 14 acquisition and which are to be maintained at affordable cost for 15 a total of 30 years after acquisition: 16 100 units x 20/30 67 units 17 4 . The Agency may promulgate other regulations 18 regarding the occupancy of housing described in this Stipulation 19 which is in accordance with law. 20 5. Housing units required to be available at 21 affordable housing cost to very low and low income households and 22 persons and families of low or moderate income under paragraphs 1 23 and 20 shall be affordable to, and, to the extent feasible, 24 occupied by, households with the following incomes: 25 a. For very low income households, at least one- 26 third of the housing units shall be affordable to households with 27 35 -percent or less of the median income, adjusted for family 28 size, for the Riverside-San Bernardino Metropolitan Statistical RICHARDS. WATSON 3 GERSHON 900621 sjh 0 - 6 •rrwwava AT LAW 0320015 1 ' Area ( "SMSA") and the remainder shall be affordable to household 2 with 45 percent or less of the median income, adjusted for Tamil 3 size, for the SMSA. 4 b. For lower income households, at least one- 5 third of the housing units shall be affordable to households with 6 55 percent or less of the median income, at least one-third shall 7 be affordable to households with 65 percent or less of the median 8 income and the remainder shall be affordable to households with 7; 9 percent or less of the median income, all adjusted for family 10 size, for the SMSA. 11 C. For persons and families of moderate income 12 all the units shall be at least affordable to households who come 13 within the definition of persons and families of low or moderate 14 income in Health and Safety Code Section 50093 and who cannot 15 afford housing at the market rate as provided in Health and 16 Safety Code Section 33334.2 (e) (8) , adjusted for family size. 17 6. All housing units developed, rehabilitated or 18 acquired by the Agency under the requirements of this Stipulation 19 shall be maintained at affordable housing costs, as specified in 20 paragraph 5, for the longer of the times provided in Health and 21 Safety Code Sections 33334.3 and 33413, as amended, but not less 22 than either the total period of the land use controls in the 23 Redevelopment Project Area No. 2, or 30 years, whichever is 24 greater, except as provided in paragraph 3 . 25 � 7. Housing units developed, rehabilitated or acquired 26 pursuant to paragraph 1 shall meet the City's housing needs by 27 family size and household type. 28 RICHAROS i WATSON GERSHON•T 900621 h awtrs AT LAW 1 0 — 7 0320015 I 1 a. Housing units acquired, developed, 2 rehabilitated or otherwise assisted by the Agency shall meet the 3 needs of low and moderate income persons and families and very 4 low income households by family size (numbers of bedrooms) and 5 household type (senior/family) , as identified in a City Housing 6 Element which is consistent with the latest, updated U.S. Census 7 and which complies with the provisions of state law. 8 b. As for housing units required to meet the 9 needs of large families (four or more bedrooms) , the Agency shall 10 determine the number of those units required to be developed, 11 rehabilitated or acquired under paragraph l.d. by multiplying its 12 future regional needs for very low and lower income households by 13 a fraction whose denominator is the City's existing need for very 14 low and lower income households (overpayment needs) determined 15 pursuant to paragraph 7 .a and whose numerator is the City's 16 existing need for such very low and lower income households which 17 are also large families (households in need of four or more 18 bedrooms) . 19 C. Housing units developed pursuant to this 20 Stipulation shall be rented, on a "priority basis", according to 21 the followinq range of occupancy: 22 Unit Me Number of Occupants 23 Studio 1-2 24 One-bedroom 2 or more 25 Two-bedroom 2-4 or more 26 Three-bedroom 4-6 or more 27 Four-bedroom 6-8 or more 28 RICHARDS, WATSON& GERSHON 90WI ajh 0 - 8 Arr0P*VtV AT LAW 0320015 1 A "priority basis" means that vacant units will be held available 2 for households within the range of occupancy for at least 60 3 days. 4 d. The Agency shall require the owner of any 5 housing units developed, rehabilitated or acquired pursuant to 6 paragraph 1, to maintain waiting lists, to offer vacant units to 7 households on the waiting list on a priority basis and to notify 8 the following entities of any units required to be available to 9 very low and lower income households which remain vacant for more 10 than 30 days: 11 i. the Agency, 12 ii. - the Riverside County Housing Authority, 13 iii. Catholic Charities in the Coachella Valley, 14 iv. California Rural Legal Assistance, 15 V. Coachella Valley Housing Coalition. 16 8. The units developed or assisted by the Agency shall 17 be subject to good cause eviction procedures in accordance with 18 Title 24 of the Code of Federal Regulations, Part 247, revised as 19 of April 1, 1989. 20 9. The Agency shall insure, through written agreements 21 with owners of housing developed, rehabilitated or acquired 22 pursuant to this Stipulation, that such housing units are 23 initially occupied and continue to be occupied by households and 24 families within the income categories specified in paragraphs 1 25 and 20. The Agency shall also insure, through written agreements 26 with owners of housing developed, rehabilitated and acquired 27 pursuant to this Stipulation, that such units are adequately 28 RICHARD$. WATSON 6 GERSHON 900621 &A 0 - 9 ATTOIM4M AT I.AW 0320015 I maintained during the time they are required to remain available 2 at affordable cost under paragraph 6. 3 10. The Agency and the owner of housing units 4 developed pursuant to this Stipulation, shall continually 5 advertise with the Riverside County Housing Authority and any 6 other housing authority with jurisdiction in the City, the 7 availability of those units. 8 11. a. The Agency shall enter into a written 9 regulatory agreement with each owner of housing developed, 10 rehabilitated or acquired pursuant to this Stipulation. Such 11 written regulatory agreement shall contain covenants and 12 restrictions running with the land which implement the 13 requirements of paragraphs 1, 5, 6, 7, 8, 9, 10 and 14 of this 14 Stipulation and the requirements of Health and Safety Code Section 15 33334 . 3 (e) , as amended. The covenants and restrictions shall be 16 enforceable by the Agency and the City, or Interested Party; 17 provided that prior to the commencement of any action to enforce 18 ' such covenants or restrictions, the Interested Party shall have 19 given not less than 60 days prior written notice to the Agency and 20 the City of its intent to so commence and of the alleged breach of 21 covenant or restriction. The Agency shall require the recording 22 of such written regulatory agreement in the office of the county 23 recorder in accordance with Government Code Section 27281.5. Such 24 written regulatory agreements shall comply with all of the 25 requirements of Civil Code Section 1468, as amended, and even if 26 not required shall identify a parcel or parcels owned by the City 27 as the parcel to be benefitted by the covenants and restrictions 28 running with the land. RiCMAPDB. WATSON& GiERSHON 900621 sjh 0 - 10 ATTp/MM AT%.^W 0320015 1 b. If commercially feasible, the regulatory 2 agreement shall provide for a power of termination or other 3 similar property interest in housing projects the Agency finances 4 or otherwise assists under this Stipulation. The regulatory 5 agreement shall also provide that, notwithstanding the power of 6 termination, a breach of the regulatory agreement' s covenants, 7 conditions and restrictions, and the Agency's exercise of the 8 power of termination, shall not defeat or render invalid the lien 9 of any mortgage or deed of trust made in good faith and for value 10 as to such property or any part thereof; but such covenants, 11 conditions, and restrictions, including such power of termination, 12 shall be binding upon and effective against any owner of said 13 property whose title is acquired by foreclosure, trustee's sale, 14 or otherwise. 15 12. In connection with its obligation to develop or 16 assist in the development of housing affordable to persons and 17 families of low or moderate income, the Agency shall give 18 reasonable priority to either of the following: 19 a. Non-profit developers which have the capacity 20 to and interest in developing such housing units, and 21 b. Sponsors or developers who agree to maintain 22 the affordability of units for a longer time than the minimum 23 required in paragraph 6. 24 13. Notwithstanding paragraph 7, the size of the units 25 developed or acquired under paragraph i.a. will be distributed, 26 within each income category, as follows: 27 28 RicMAROs. WATSON 3 awM�uw 900621 i j h 0 - 11 0320015 i 1 Studio, at most 17% 2 one-bedroom 25-35% 3 two-bedroom, at least 32% 4 three-bedroom, at least 16% 5 14 . Interested Party will receive a first priority to 6 purchase or rent any appropriately sized, affordable unit 7 developed by the Agency, including any self-help housing. 8 15. The City and Redevelopment Agency shall adopt 9 5-year implementation plans commencing October 1, 1990, for the 10 expenditure of its Low and Moderate Income Housing Fund and the 11 plan shall contain the same information specified for the plan 12 provided in Health and Safety Code Section 33334 . 10. 13 16. The Agency and City shall comply with requirements 14 of this Stipulation notwithstanding the provisions of the Pledge 15 Agreement dated September 8, 1988, between Riverside County 16 Housing Authority and the City of Palm Desert regarding the 17 contingency of the hotel development and the term of affordability 18 requirements so that housing units are maintained in accordance 19 with paragraph 6. 20 17. If any of the provisions of this Stipulation for 21 Entry of Judgment requires the Agency to develop housing which 22 would be subject to Article 34 of the California Constitution, the 23 percentage of units in a housing development available at 24 affordable housing costs to very low and/or low income households 25 can be limited to the percentage which would not cause such 26 housing to be subject to Article 34 under the circumstances in 27 subparagraphs a. b. and c. , below; provided that as long as 28 Article 34 applies to both very low and low income rental units, RICMAROS. WATSON& GERSHON 9MI ajh 0 - 12 - ATra/Wars AT LA%V 0320015 1 any reduction shall be in the same proportion as the percentage 2 of units required to be available at affordable housing costs to 3 very low and low income households, respectively, under the 4 provisions of paragraphs l.d or 20. The provisions of this 5 paragraph shall apply only if all of the following conditions are 6 met: 7 a. The proposed housing project is not excluded 8 from the application of Article 34 under Health and Safety Code 9 Section 37000 21 sea. , or other applicable laws, and cannot be so 10 excluded by redesigning, reconfiguring or restructuring the 11 project. 12 b. The City does not have Article 34 authority 13 which is applicable to the proposed housing project. 14 C. , The City has held an unsuccessful Article 34 15 referendum election within the prior four years, which would have 16 been applicable to the proposed housing project. 17 18. Upon written request by Interested Party or his 18 counsel, the Agency shall expeditiously send to counsel for 19 Interested Party, any public records regarding the implementation 20 of this Stipulation, including a copy of the report required by 21 Health and Safety Code Section 33080. 1(c) and the data required to 22 be obtained under Health and Safety Code Section 33418, as soon as 23 such public records are available. 24 19. In November 1988, the Riverside County Housing 25 Authority (the "Housing Authority") issued $99, 000, 000 principal 26 amount of its revenue bonds. From the proceeds of the bonds, 27 approximately $70,000,000 has been reserved for the purpose of 28 acquiring and constructing affordable housing within the RICHARDS. WATSON 6 GERSHON 900621 •jh 0 - 13 - srrowNtrs AT LAW 0320015 i 1 territorial limits of the City. The Agency participated in the 2 revenue bond program in an effort to cause the acquisition and 3 development of affordable housing units in the City. In the view 4 of the Agency, the promises of the Agency set forth in paragraphs 5 1. a. , l.b. and l.c. are ambitious and such promises are dependent 6 in large part upon the timely use of such revenue bond proceeds 7 reserved for the Agency. In August, 1989 a portion of the 8 proceeds of the revenue bonds were used by the Housing Authority 9 to acquire a 64 unit apartment building complex in the City. In 10 August, 1989 the Housing Authority adopted a resolution of 11 necessity to acquire a 191 unit mobilehome park in the City. In 12 addition to the acquisition of the 64 units and 191 units 13 described in paragraph l.c, above, it was also contemplated at the 14 time of issuance of the revenue bonds that the Housing Authority 15 would acquire an additional 1100 apartment units to be constructed 16 in the City. The obligations of the Agency hereunder with respect 17 to the foregoing acquisitions and the mix of affordability of the 18 units contemplated thereby is described in paragraphs l.a. and 19 l.c. Subsequent to the issuance of the revenue bonds, it has come 20 to the attention of the Agency that an apartment building complex 21 in the City (commonly known as "One Quail Place") has been the 22 subject of a foreclosure and that the foreclosing entity is 23 interested in selling One Quail Place. The Agency has 24 communicated to the sellers that the Agency is interested in 25 acquiring One Quail Place. The Agency has in turn contacted the 26 Housing Authority and indicated that the Agency is desirous of 27 having the Housing Authority acquire One Quail Place from revenue 28 and bond proceeds reserved for the Agency. The Agency is also RICI,A . WATSON 6 GERSMON 900621 ajh 0 - 14 ArMPO "AT LAW 0320015 1 itself contemplating the acquisition of One Quail Place by issuing 2 bonds secured in part by the L & M Fund, for eventual sale to the 3 Housing Authority. In the event the Agency acquires One Quail 4 Place or causes its acquisition, it is the intent of the parties 5 to this Stipulation that those units may be used to satisfy the 6 requirements of paragraph l.a. , to the extent those units comply 7 with all of the provisions of this Stipulation which are 8 applicable to paragraph l.a. and to the extent provided in 9 paragraph 3 . 10 20. If, at the end of any fiscal year as of July 1, 11 1995, the Agency is not in compliance with the requirements in 12 paragraph I-d, the Agency shall adopt a plan not later than 13 December 31 of the immediately succeeding calendar year to bring 14 itself into compliance by the end of the next fiscal year. Until 15 such compliance has been achieved, the Agency shall not assist 16 any development which individually does not meet the following 17 requirements: 18 a. Not less than 50 percent of such units shall be 19 available at affordable costs to, and occupied by very low income 20 households. 21 b. The remainder of the units shall be available 22 at affordable costs to, and occupied by lower income households 23 and persons and families of moderate income in the same 24 proportion as the City's share of the regional housing needs for 25 those two income groups, as determined pursuant to Government 26 Code Section 65584, except that the Agency may allocate the units 27 for moderate income households to units for very low and/or low 28 income households. RCMARDS. WATSON& 4rrdwM GGEFMMO UAW sjh 0 - 15 0320015 1 Upon request by Interested Party or his counsel, the 2 Agency shall send counsel for Interested Party a copy of any such 3 plan as soon as it is proposed or adopted and a copy of any of the 4 Agency' s annual reports. 5 21. The Agency shall send by first-class mail copies of 6 all agenda packets to California Rural Legal Assistance, to 7 Jonathan Lehrer-Graiwer and to the Western Center on Law and 8 Poverty at the same time those agenda packets are distributed to 9 the Agency Board. 10 22 . The definitions contained in Health and Safety Code 11 Sections 50052. 5, 50079 . 5, 50093 and 50105 as they currently 12 exist, shall apply to this Stipulation for Entry of Judgment and 13 the term "affordable cost" shall include "affordable rent. " 14 23 . The terms "develop, rehabilitate or acquire, " 15 either individually or conjunctively, include actions by the 16 Agency which cause or assist another entity to develop, 17 rehabilitate or acquire. 18 24. For the purpose of enforcing the terms of this 19 Stipulation, "Interested Party" shall include low or very low 20 income households who would qualify for the housing to be 21 developed under paragraph 1. 22 25. Notwithstanding paragraph 2, the Agency may spend 23 monies from the L & M Fund which are derived from the territory 24 added to Project Area No. 1, As Amended, for the purpose of 25 paying the debt service requirements on its Palm Desert 26 Redevelopment Agency, Project Area No. 1, As Amended (Added 27 Territory Only) Tax Allocation Bonds, Issue of 1988, or a 28 RICKARDS. WATSON& GERSHON 900621 •jh 0 - 16 - ATTQMI�Y�AT t6AM� 0320015 1 refinancing thereof which decreases such debt service require- 2 ments. 3 26. Notwithstanding paragraph 2 , provided it has made a 4 written finding reasonably supported by the same evidence 5 described under paragraph 2 , that a portion of the L & M Fund 6 derived from Project Area No. 1, As Amended, is not, and will not 7 be necessary to meet the housing requirements set forth in 8 paragraph 1, the Agency may use moneys in the L & M Fund derived 9 from Project Area No. 1, As Amended, for the development of 10 housing units which are subject to all of the provisions of this 11 Stipulation, except the requirements of paragraphs 5.a and 5.b, as 12 long as such housing units are in addition to the requirements of 13 paragraph 1. 14 27. Interested Party releases, waives and forever 15 discharges City and Agency from any and all claims raised in this 16 action, or which could have been raised in this action, except as 17 specifically provided in this Stipulation for Entry of Judgment 18 and the City and Agency release, waive and forever discharge 19 interested party from any and all claims which they may have 20 against him in connection with this action. 21 28. The City and/or Agency agree to pay the western 22 Center on Law and Poverty, the California Rural Legal Assistance 23 and Jonathan Lehrer-Graiwer, a maximum of $56, 000 as attorneys' 24 fees to be calculated by multiplying the total number of attorney 25 hours expended on the case by the reasonable hourly rate that 26 persons of equivalent experience and quality are charging in the 27 community. The City and Agency have been informed of the hourly 28 rates of the attorneys for Interested Party and those rates are RicHARDS, WATSON& 4 ERSHO uw 900621 •j h 0 - 17 - 0320015 1 deemed reasonable. Such fees shall be paid upon provision b 2 counsel for Interested Party to the Agency of attorneys , t ' Y Y time 3 records. With the exception of such payment of attorneys , fees, 4 Interested Party, the City and Agency shall bear their own costs, 5 attorneys ' fees and expenses incurred in connection with this 6 action. 7 29. The laws of the State of California shall govern 8 this Stipulation for Entry of Judgment in all respects, 9 including, but not limited to, matters of construction, validity, 10 enforcement and interpretation. This Court shall maintain 11 continuing jurisdiction for the purpose of enforcing the judgment 1211 entered pursuant to this Stipulation for Entry of Judgment. If 13 any motion or legal action is brought to enforce, construe, 14 interpret or invalidate the terms of the judgment entered 15 pursuant to this Stipulation for Entry of Judgment, the 16 prevailing party shall be entitled to all costs and expenses 17 incurred in any such action including court costs and reasonable 18 attorneys fees to the extent provided by California law, in 19 addition to any other relief to which they may be entitled from 20 the losing party. Upon a noticed motion, the Court may award 21 attorneys, fees to counsel for Interested Party for any 22 significant time spent in enforcing the provisions of the 23 judgment entered herein. 24 30. All notices to be delivered pursuant to the terms 25 of this Stipulation for Entry of Judgment shall be in writing and j 26 shall be delivered either in person or by U.S. mail or some other 27 delivery service, verifying delivery of the notice to the address 28 listed below for the respective parties. RICMARos. WATSON 3 GERSMON 900621 a'h TGAN!`V AT LAW 0 - 18 0320015 1 If to counsel for Interested Party: 2 Western Center on Law and Poverty, Inc. 3535 West Sixth Street 3 Los Angeles, California 90020 4 California Rural Legal Assistance 1030 Sixth Street, Suite 6 5 P. 0. Box 35 Coachella, California 92236 6 Jonathan Lehrer-Graiwer 7 4727 Wilshire Blvd. Suite 500 Los Angeles, California 90010 8 If to the City: 9 David J. Erwin, Esq. 10 Best, Best & Krieger P.O. Box 1555 11 Rancho Mirage, California 92271 12 If to the Agency: 13 William L. Strausz Richards, Watson & Gershon 14 333 South Hope Street Suite 3800 15 Los Angeles, California 90071 16 Mr. Carlos L. Ortega Executive Director 17 Palm Desert Redevelopment Agency City Hall 18 P.O. Box 1977 Palm Desert, California 92261 19 Any of the foregoing addresses may be changed by written 20 notice in accordance with this paragraph. 21 If notice is given it shall be deemed effective upon the 22 date of actual receipt as evidence by personal acknowledgement, 23 return receipt or other comparable means. 24 31. This Stipulation for Entry of Judgment may be 25 signed in counterparts. 26 32. If Interested Party objects to the written finding 27 made by the Agency pursuant to paragraph 2, or to the report upon 28 RICMAROS. WATSON 3 GERSHON 900621 ajh 0 - 19 - ATTO/r.aVf AT LAW 0320015 1 which it is based, Interested Party may bring an appropriate 2 motion pursuant to paragraph 29 or an action challenging the 3 written finding. Such motion or action shall be brought within 4 the time now specified by Code of Civil Procedure Section 860 on 5 the date of this Stipulation. In any action to challenge or 6 attack a finding made by the Agency under paragraph 2 , exhaustion 7 of administrative remedies shall not be applicable and the 8 standard of judicial review applied by the court to determine 9 whether the finding is supported by evidence shall be as 10 determined by the law at that time. 11 33 . The Judgement entered pursuant to this Stipulation 12 shall be recorded in the records of the Riverside County 13 Recorder. 14 Dated: 1990 ALPHONSO SANCHEZ 15 16 California Rural Legal Assistance 17 18 Dated: , 1990 By: 19 EN MCCA'THY 20 Date 1990 , B Z24?/I - 21 J ATHAN LEHRER-GRAIWER ttorneys for Interest Party 22 23 Dated: , 1990 Western Center on Law and Poverty 24 25 By: RICHARD A. ROTHSCHILD 26 Attorney for Interested Party 27 [Signatures Continue] 28 WATSON 6 GERSHON 9MI ajh 0 - 20 - ATTpMW"AT 1.AW 0320015 1 which it is based, Interested Party may bring an appropriate 2 motion pursuant to paragraph 29 or an action challenging the i 3 written finding. Such motion or action shall be brought within 4 the time now specified by Coda of Civil Procedure Section 860 on 5 the date of this Stipulation. In any action to challenge or 6 attack a finding made by the Agency under paragraph 2, exhaustion 7 of administrative remedies shall not be applicable and the s standard of judicial review applied by the court to determine 9 whether the finding is supported by evidence shall be as 10 determined by the law at that time. 11 33. The Judgement entered pursuant to this stipulation 12 shall be recorded in the records of the -Riverside county 13 Recorder. 14 Dated: J/01 1990 ALPH NSO SANCHEZ 15 16 California Rural Legal Assistance 17 18 Dated: , 1990 $y= 19 MCCATem 20 Date Z� , 1990 21 LEHRaR-GRAIwER torneys for Interest Party 32 23 Dated:, 1990 Western -Center on Law and Poverty 24 2s By: AIC9M. A. ROTRSCRILD 26 Attorney for Interested Party 27 t9ignatures Continue] 28 aicw►r+so., WATWF4 i 2 O - as�+oN 9MI •jh 0 OS2001S i I which it is based, Interested Party may bring an appropriate 2 motion pursuant to paragraph 29 or an action challenging the 3 written finding. Such motion or action shall be brought within 4 the time now specified by Code of Civil Procedure Section 860 on 5 the date of this Stipulation. In any action to challenge or 6 attack a finding made by the Agency under paragraph 2, exhaustion 7 of administrative remedies shall not be applicable and the 8 standard of judicial review applied by the court to determine 9 whether the finding is supported by evidence shall be as 10 determined by the law at that time. 11 33 . The Judgement entered pursuant to this Stipulation 12 shall be recorded in the records of the -Riverside .County 13 Recorder. /� 01 )^ 14 Dated: 6/6-� 1990 z k' J ALPH NSO SANCHEZ 15 16 California Rural Legal Assistance 17 1S Dated: 1990 M ey: 19 MCCARTAY 20 Date it.� , 1990 8 21 LJCjrRER-GRA1M torneys for interest Party 32 2 3 Dated: �' ' J �- 199 o Western .Center on Lair and Poverty 24 25 By: ,{✓�J , RICgARD. A. ROTHSCHILD 26 Attorney for Interested Party 27 t9ignatures Continue] 28 MCMAMON. WATSON i _ Gonna" 900W 4 jh 0 - 20 Ar?QMW~AWE► gs2001s 1 Dated: 1990 City of Palm Desert 2 - �Z- 4 Mwfor of the City of Palm Desert 5 EST.: 6 \ 7 � City Clerk of the ty of 8 Palm Desert 9 Palm Desert Redevelopment Aqency 10 11 By,: 12 C1fdrman of the Palm Desert Redevelopment Aqency 13 14 ATTEST: 15 16 %c c�C� � .G-C ,✓ 17 Secretary, P (3-m Dese Redevelopment Agency 18 19 �- ��' Dated: , 1990 By: l 20 Attorney for C y of Palm 21 Desert and Palm Desert Redevelopment Aqency 22 23 24 25 26 27 28 RICt1AA0/. WATSON i aEwt+ON 9M1 •jh 0 - 21 - ATTp/WW"AT LAIN 0320015 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - APRIL 17, 1934 2:00 P.M. - CIVIC CENTER COUNCIL CHAMBER 73-510 FRED WARING DRIVE 3E �E �F jE 3E �(- iE -�'r k dF 9E 3E X- !E lE .�. IF .�. -I(- * .)f. x. �E dE 3E �(- %• # �I- 1F 9E iF �F A STUDY SESSION WAS HELD PRIOR TO THE MEETING:: IN THE COMMUNITY DEVELOPMENT CONFERENCE: ROOM, AT 1:30 P.M. I. CALL TO ORDER Chairman Wood called the meeting to order at 2:0 2 p.m. II. PLEDGE C.3I' ALLEGIANCE •- Commissioner Crites III. ROLL CAI Members Present: Commissioner Crites Commissioner Downs Commissioner Erwood Commissioner Richards (Present at 2:08 p.m.,) Chairman Wood Others Present: Ramon Diaz Stan Sawa Steve Smith Phil Drell Phil Joy Al Cablay Linda Russell IV. APPROVAL OF MINUTES: April 3, 1984 Moved by Commissioner :Downs, seconded by Commissioner Crites, to approve the minutes as submitted. Carried unanimously 4-0. V. SUMMAR"Y' Of- COUNCIL. ACTION Mr. Diaz reviewed the actions taken at the council meeting of April .12, 1984. VI. CONSENT CALENDAR All matters 1-1sted on the consent calendar are considered to be routine and will be enacted by one roll call vote. There will be no separate discussion of these items unless members of the planning commission or audience request specific items be removed frorn the consent calendar for separate discussion and action. A. Case No. PMW 84-2 - RONALD GREGOR.Y' AND CHARLES HAVER AND ASSOCIATES Request: :For approval of a parcel snap waiver to move a lot line between parcels and consolidate two lots into one in the: R-3 (4) and R-1 zones on the north s1de of Alessandro Drive, 240 feet east of Portola Avenue. Rec: Approve consent calendar ite'i-n as noted on staff: report. Moved by Cornrr�issi.oner Downs, secorufa-d by C rrrrrr�is;ciar � r Er�,wood, to a,,p yr•ove the consent calendar. Carried unanimously 4-0. Vu. PUBLIC HEARINGS A. Case No. GPA 01-84 -- DRAF"r HOUSING ELEMENT - CITY (3F PALM DE•SER"Ir , Re,,-ornmending to City Council preliminary approval of a general plan amendment, the Housing Element. r MINUTES PALM DESERT PLANNING COMMISSION APRIL 17, 1984 Mr. Drell stated that this draft housing element was initiated by state law requiring an update by July 1, 1984. In summarizing the program, he pointed out the housing needs: 1) More low-moderate income housing; 2) Preserve existing low- moderate income housing neighborhood; 3) Provide housing for elderly. Funds would be provided through the Redevelopment Agency for housing assistance. Mr. Drell identified the priorities as being: 1) to improve neighborhood quality; 2) reduce housing cost; 3) manufactured housing. Also, zoning ordinance amendments would be implemented for senior housing with specialized development standards. In refering to the map, Mr. Drell explained that it designated areas where higher density bonuses would be appropriate. He concluded by outlining the procedures for the final adoption of the housing element which should be about the end of June 1984. Chairman Wood opened the public hearing and asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. MR. GEORGE KRYDER, suggested that any monies available through redevelopment, commission should consider using for sewage lines in the city. The public hearing was closed. Mr. Drell pointed out that under the neighborhood quality program, one of the first steps would be to study priority needs and that could be sewage lines. Residents will have opportunity to participate in those priorities. Commissioner Richards stated he had not heard of this procedure and asked how it correlated with the high density areas shown on the map. Mr. Drell explained that only those areas appropriate for neighborhood quality improvements would participate, but not those areas designated for density bonuses. Mr. Diaz added that this preliminary plan will be evaluated and reviewed to make certain it conforms to all state requirements. Commissioner Richards questioned the data used for this draft plan and felt some of the data was outdated. Mr. Drell responded that the data provided was the official data to be used. He concurred that it was not as current as it should be but could be used to give a general idea., Commissioner Richards also questioned the methods used for implementing the program (i.e. low interest loan program). Mr. Drell explained that details of the program have yet to be set. Commissioner Crites then clarified the fact that those methods can be changed or modified when necessary. Mr. Drell replied affirmative. Commissioner Richards pointed out that the requirement of $628 per unit for school impact: fees was not warranted for people who live in, for instance, condominiums because they would not use those fees. Mr. Diaz addressed this issue and stated that a resolution was adopted by the city council which implemented this policy. This was initiated by the Desert Sands Unified School. District, who also requested the same from the City of Indio, City of La Quinta and County of Riverside. Chairman Wood concluded the discussion by adding that the program would improve the north side of the city significantly. Moved by Commissioner Downs, seconded by Commissioner Erwood, to adopt Planning Commission Resolution No. 943, recommending preliminary approval of GPA 01-84 to city council. Carried unanimously 5-0. B. Case No. HDP 84-01 - WILLIAM FROST, Applicant -2- City of Palm Desert Staff Report TO: Planning Commission SUBJECT: Draft Housing Element CASE NO: GPA 01-84 DATE: April 17, 1984 1. DISCUSSION: Attached is the draft housingelement which, after consideration by the planning commission and city council, will be forwarded to the State Department of Housing and Community Development for comment. After HCD comments are received, planning commission and city council will consider final adoption. The basic policies and programs have ben cusslon o February modified � y 27h 1984 joint to reflect te planning Genera commission/city council study session d ed ng th programs eler nd background information has been sedrd conservation and lmanufactured hou dealing glrequaredaby handicapped housing, energy co state law. These added programs basically describe current policy and involve no added costs. II. RECOMMENDATION: ending preliminary approval to the city council Adopt Resolution No. recomm of GPA 01-84 House Element. Prepared by: Reviewed and approved by: /tm - 1 - OEORGE DFAMEIIAN, Gom or STATE Of CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT 921 Tenth Street Sacramento, CA 95814-2774 March 1984 TO: Interested Persons FROM: State Department of Housing and Community Development To assist localities in their preparation of housing elements (required pursuant to Government Code Article 10.6, Sections 65580-65589.5) , we have compiled the attached questions and answers. The questions are those that have been asked most frequently by local governments or that have arisen during the Department 's review of housing elements. This information is intended to provide assistance to local governments; the information and examples for actions are not binding and do not constitute formal guidelines or regulations regarding housing elements. We welcome the opportunity to discuss these and any additional questions you may have. Please contact our Local Assistance and Planning Section at (916) 323-3176. r t i HOUSING ELEMENT QUESTIONS AND ANSWERS Contents Page I. Assessment of Housing Needs, Resources, and Constraints 1 II. Goals, Policies, and Quantified Objectives 11 III. Housing Programs - Introduction 14 IV. Specific Housing Program Requirements 16 V. Housing Element Update and Periodic Review 24 VI. Additional Requirements for Juridictions in the Coastal Zone 27 VII. Appendices: Data Sources and Bibliography 29 I. ASSESSMENT OF HOUSING NEEDS, RESOURCES, AND CONSTRAINTS A. PROJECTED HOUSING NEEDS Section 65583(a) (1) states that a housing element shall contain an "analysis of population and employment trends and documentation of projections and a quantification of the locality's existing and projected needs for all income levels. Such existing and projected needs shall include the locality's share of the regional housing need in accordance with Section 65584." o What information is needed to adequately document projected housing needs? Projected housing needs are the total additional housing units required to adequately house the jurisdiction's projected population in five years in units which are affordable, in standard condition, and not overcrowded. A projection of housing needs would focus on the following: 1) unmet housing needs of the existing residents in five years; and 2) new housing needs in five years to accommodate a. population growth; b. new household formations; c. new housing demand created by employment growth; d. replacement of demolished units; and e. creation of a healthy vacancy rate. In developing the employment projections, it is important to recognize anticipated activities and community changes that might generate new employment during the next five years. o How can the requirement to project need for all income levels be presente in a workableformat? One approach is to utilize the following- family median incomes adjusted for household size: 1) Very low - not exceeding 50% of the area family median income. 2) Other lower - between 50% and 80% of family median income. 3) Moderate - between 80% and 120% of family median income. -1- 4) Above moderate - above 120% of family median income. These income "groups" are consistent with the definitions of low- and moderate-income households used in various federal and state programs (e.g., federal Section 8, or Cal . Govt. Code Section 65915 density bonuses) . The advantage of electing to use these definitions is that localities may be better able to compare the needs to available program resources. These income limits (by county) are published in the California Administrative Code, Section 6910 et seq. o What constitutes a locality's share of the regional housing need? Under Section 65584 of the Government Code, the local council of governments, or in its absence this Department, is responsible for calculating a locality's share of the regional housing need. At a minimum, the COG should provide the jurisdiction with a five-year household growth allocation by income level . The share of regional housing need recognizes that housing markets are not defined by city or county boundaries, and that actions of one local agency may have an impact on the need for housing within another jurisdiction. - o May a locality revise its share of the regional housing need? Yes. Pursuant to Section 65584(c) , a local government may revise its share of the regional housing need if justified by available data and accepted planning methodology, and supported by adequate documentation. The housing element is required by Government Code Section 65584(c) to contain an analysis of the factors and circumstances, with all supporting data, justifying the revision. o How does a population and emplo ment trend analysis relate to the locality's share of the regional housing need? In most instances, the regional share growth increment represents the future housing growth for the locality. If the regional share allocation, which is made by the COG to the locality, does not take into account recent factors of significance, such as annexations, the adoption of a redevelopment plan, or the opening of a new business park, then the locality is urged to analyze the impact of such occurrences on its total projected housing need in order to more accurately reflect the actual need. o How should a local agency address demolitions and conversion of apart- ments to condominiums? Localities may find it useful in developing their housing programs to analyze the impact of conversion of apartments to condominiums on the -2- locality's stock of affordable housing. Since many units remain as rentals following conversion, effective evaluation of the impact of conversions depends upon a case-by-case examination by the affected locality. Similarly, the localities may find it useful to document housing demolitions through both redevelopment and private sector recycling in order to determine the extent to which existing affordable housing is being depleted. B. EXISTING NEEDS Section 65583(a)(2) states that the housing element must contain an "analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition." o What is required to compare level of payment to ability to pay? In comparing level of payment to ability to pay, a two part analysis may be appropriate: first, a general comparison of for-sale and for- rent housing cost distributions to the income distributions of - households in the community; and second, a quantification of the number of lower-income households (those at or below 80% of the area median family income) who are overpaying based on state definitions (paying more than 25% of gross household income for housing adjusted for household size). Various housing programs define overpayment in terms of a percentage of gross household income expended for housing. While 25% of gross household income has been the traditional level , the statute does not require local agencies to use this formula. Thus, a locality may determine that a different percentage is appropriate for determining overpayment. o What other "household characteristics" should be documented and ana yzed? A locality may find it useful for purposes of developing its housing programs to include in its housing element the following: 1) total number of households in the community; 2) average household size; 3) tenure characteristics (number of renter- and number of owner- households) ; and 4) distribution of current household incomes by income categories. -3- o What "housing characteristics" should be documented and analyzed? The following are examples of "housing characteristics" which a number of localities have chosen to quantify in their housing elements. Because of local circumstances, a locality may find other characteristics more appropriate. 1) The incidence of overcrowding in the community; 2) the total number of housing units in the community; 3) the total number of substandard units. The element may also include, as subsets, the number suitable for rehabilitation and the number in need of replacement; 4) distribution of units by housing type (e.g. , single-family, multi- family, mobilehomes) . If data are available the element may also include the number of condominiums among multi-family units; 5) annual for-sale, for-rent, and overall vacancy rates; and 6) analysis of age of housing stock. o How is overcrowding defined? The Census defines an overcrowded unit as one occupied by more than 1.01 or more persons per room. Overcrowding figures are available from the 1980 Federal Census. C. LAND INVENTORY Section 65583(a) (3) requires "an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment and an analysis of the relationship of zoning and public facilities and services to these sites." o What is the purpose of the land inventory? The purpose is to identify sites suitable for residential development, in order to compare the total holding capacity with the locality's new construction need. The locality can then determine if additional governmental actions would be needed to provide enough sites to accommodate its new construction need. Sites not presently planned and zoned for residential use may be included in the inventory if they are otherwise suitable for residential development. o What land is "suitable" for residential development or for redevelopment? Land "suitable for residential development" has characteristics that make the sites appropriate for housing construction, such as physical features (freedom from flooding, seismic hazards, and slope instability or erosion) , location (proximity to jobs, community -4- services, and shopping facilities) , and compatibility with surrounding land uses. While it is appropriate for the inventory to emphasize vacant sites, it is also appropriate to include developed sites which are appropriate for recycling or redevelopment to residential and/or higher density residential use during the time frame of the element. Examples include underutilized residential land, publicly-owned surplus land, aging nonresidential uses that may be suitable for recycling to residential use, and areas of mixed-use potential . o What constitutes an "analysis of the relationship of zoning" to these sites? The analysis of the relationship of suitable sites to zoning provides a means for determining the realistic number of dwelling units that could actually be constructed on those sites within the five-year period considered by the housing element. Accordingly the analysis would reflect: 1. The present zoning and existing/proposed infrastructure capacity of suitable sites; 2. The actual densities of recent residential developments, compared to their zoned maximum densities. The inventory and analysis will allow the locality to determine whether current zoning and density policies will make sufficient residential land available to accommodate new construction needs and to determine what specific actions, such as zoning, may be appropriate to improve the availability of sites at needed densities. A matrix format has been used by a number of localities to present this information. The following is an example of such a matrix. Dwelling Vacant Unit Zoning (d.u./acre) Acres Potential Very Low ( ) Low ( ) Moderate ( ) High ( ) -5- o What constitutes an "analysis of the relationship of public facilities and services to these sites"? The analysis is a means for systematically determining the availability of essential public facilities and services (sewer and water system trunklines and treatment facilities, roads, drainage facilities) on sites identified for residential development, including existing capacity and capacity that will be provided over the time frame of the element. Through this analysis, the locality will be able to identify where facilities and services are lacking, and then to identify actions which will permit the development of sufficient units to meet the housing objectives. o What time frame should be used in identifying land suitable for residential use? The housing element should identify sites suitable for residential development within a five-year time frame. o Doesn't the land use element of the general plan contain the necessary information to complete the site inventory. The land use element will probably contain some, but not all , of the information necessary for the housing element land inventory. The land use element usually identifies the proposed general distribution and location of land use over a ten- to twenty-year time frame. The purpose of the site inventory, however, is to provide current and comprehensive analysis of residential sites suitable for residential development over the next five years. D. GOVERNMENTAL CONSTRAINTS Section 65583(a) (4) states that the housing element must contain an "analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures." o Must a local housing element analyze all governmental constraints - federal , state and local? No. It is sufficient for the housing element to focus on constraints which can be influenced or controlled by local administrators and elected officials. -6- o Since all local governmental controls are presumed to have been enacted to further the public welfare, how does a locality determine what is an unwarranted constraint? Although local ordinances are enacted to protect and further the general welfare, it may be useful to periodically reexamine local ordinances and policies to determine whether, under current conditions, they are accomplishing their intended purpose. Such an examination may reveal that in practice the ordinance or policy may contain excessive performance standards and is so restrictive as to operate as an unwarranted constraint and that modification may be appropriate to enhance the achievement of the locality's housing objectives. o May the element analyze only constraints to new construction? No. It is appropriate for the housing element to examine any local policies or practices which deter building maintenance or improvement, which may include fees and permit processing times for room additions, garage conversions, rewiring, plumbing modifications, etc. In addition, the jurisdiction's preservation or code enforcement program may unduly penalize older dwellings built under less demanding codes,and zoning may also discourage preservation in, for example, older multi-family zoned areas which were developed at single-family densities. Maintenance of multi-family zoning may encourage demolition to take advantage of higher densities, even though the existing stock is in good condition. (Conversely, in a deteriorating single-family zoned area, existing zoning may discourage recycling and reinvestment.) o What local policies or conditions may be considered potential governmental constraints? It is within the discretion of each locality to determine the extent to which potential constraints exist and the significance of them on the ability of the locality to meet its housing needs. In determining what policies and conditions may constitute constraints within a particular locality, some local agencies have found it useful to examine their policies relative to the following: 1) Land use and zoning controls; 2) Subdivision and development controls; 3) Local fees and exactions, and processing and permit procedures; 4) Availability and capacity of local public services and infrastructure; 5) Utilization of federal and state housing and community development programs. -7- E. NONGOVERNMENTAL CONSTRAINTS Section 65583(a) (5) requires that housing elements analyze "potential and actual nongovernmental constraints upon the maintenance, improvement or development of housing for- all income levels, including the availability of financing, the price of land, and the cost of construction". o If governmental constraints are those factors which local governments can control or influence, then by implication localities have no control over nongovernmental constraints. Why should they be analyzed? The purpose of examining nongovernmental constraints is to document factors which contribute to the difficulties a locality faces in meeting its housing needs for all income levels. Analyzing specific housing cost components, including the cost of land, cost of construction and availability of financing, relative to an individual locality, will assist the locality in developing housing programs that are responsive to the particular conditions present in that locality. The required analysis of the availability of financing is intended to indicate whether there are mortgage deficient areas (or underserved _ income groups) in the community. Knowledge of this will assist the community to select and implement responsive housing programs such as mortgage revenue bonding or targeted low-interest rehabilitation loans. o What is the minimum level of information and analysis required by this section of Statute. Since the statute does not specify the level of information and analysis of constraints, each locality must determine what constitutes an adequate examiniation of this issue. In looking at the price of land, it may be useful to estimate the average per acre or per unit cost of land, or the range of costs for parcels in both single-family and multi-family zoned areas currently being developed. The analysis of construction costs would focus on the total cost to the developer, exclusive of profit, but including land, material , labor, and financing. An analysis of the availability of financing may consider such factors as whether financing is generally available, whether interest rates are significantly different from surrounding areas, and whether there are mortgage deficient areas in the community for new construction or rehabilitation loans. -8- F. SPECIAL HOUSING NEEDS Section 65583(a) (6) requires an "analysis of any special housing needs, such as those of the handicapped, elderly, large families, farmworkers, and families with female heads- of households." o How do special housing needs differ from other housing needs? Special needs are those associated with relatively unusual occupational or demographic groups, such as farmworkers or large families, or those which call for unusual program responses, such as preservation of residential hotels or the development of four-bedroom apartments. o How can a locality identify its special housing needs? General knowledge of the community is a good starting point. For example: there may be a large retirement community; large household sizes with significant overcrowding; a major medical complex attracting handicapped out-patients; a nearby college; numerous transients or refugees; a local economy with an agricultural base. o How can these special needs be quantified? Where the locality has a HUD-certified Housing Assistance Plan, Tables I and II will indicate housing condition by tenure, and the overpayment needs of lower-income large and small families, the elderly and handicapped, and female-headed households. Local Social Security offices and social services agencies may be able to estimate the size of their client groups. The local State Employment Development office can provide estimates of agricultural employment by County. Local councils of government may have data on special needs groups. G. ENERGY CONSERVATION OPPORTUNITIES Section 65583(a) (7) requires that the housing element contain an "analysis of opportunities for energy conservation with respect to residential development." o Given the extensive research that has been conducted on energy conservation how much information must be included in the housing element? The purpose of this analysis is to show that the locality- has to consider how energy conservation might be achieved in residential development and how energy conservation requirements may contribute to the affordability of units. -9- Following are examples of local policies, plans, and development standards that have been successful in reducing energy costs or consumption: - promotion of compact, higher density, and infill development - the active, constructive enforcement by local building officials of existing state residential energy conservation standards - standards for street widths, landscaping of streets and parking lots to reduce heat loss or provide shade - standards for energy efficient retrofits to be met prior to resale of homes. -10- II. GOALS, POLICIES, AND QUANTIFIED OBJECTIVES Section 65583(b) requires that the housing element contain "a statement of the community's goals, quantified objectives, and policies relative to the maintenance, improvement, and development of housing." The Statute acknowledges that "the total housing needs identified ... may exceed available resources and the community's ability to satisfy this need within the content of the general plan... Under these circumstances, the quantified objectives need not be identical to the identified existing housing needs but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved over a five-year time frame." o How do goals, policies, and objectives differ? Goals are general statements of purpose. Housing element goals will indicate the general direction that the jurisdiction intends to take with respect to its housing problems. While reflecting local community values, the goals should be consistent with the legislative findings (Section 65580) and legislative intent (Section 65581) of - Article 10.6 and other expressions of state housing goals contained in the housing element law. Goals may extend beyond the time frame of a given housing element. Policies provide a link between housing goals and programs; they guide and shape actions taken to meet housing objectives. Quantified objectives are the maximum actual numbers of housing units that the jurisdiction projects can be constructed, rehabilitated, and conserved over a five-year time frame. In order to more realistically plan for the implementation of housing programs, it is useful for localities to establish objectives for each housing program which will be implemented during the time frame of the element. Objectives may therefore be short-term in outlook compared to a community's goals. o How should a locality go about establishing "maximum" objectives? The setting of maximum objectives follows a locality' s work in identifying its housing needs, surveying its resources, and analyzing local constraints. This information provides the basis upon which the locality can select programs which address its unique needs and reach reasonable estimates of the maximum these programs can accomplish. Ideally, objectives will be equal to identified needs. However, the Statute recognizes that limitations on resources may mean objectives lower than total housing needs. The requirement to establish maximum -11- r objectives does not mean that local governments are required to expend revenues for the construction of housing, housing subsidies, or land acquisition (Section 65589(a)(1) ) , but assists the locality in designing housing programs which facilitate the achievement of the stated potential for- the maintenance, improvement, and development of housing. o What is meant by maximum objectives for units to be constructed, rehabilitated, and conserved? The construction objective is the number of units which potentially may be constructed given the locality's land resources, constraints which cannot be mitigated or removed, and proposed programs. The rehabilitation objective is the number of units that will be rehabilitated. The conservation objective refers to the preservation of the existing housing stock. o Given limited resources, how can a locality establish maximum o jectives for all categories of need. For most communities, total housing needs will exceed the locality's ability to meet those needs. An approach for dealing with this problem is to target limited available resources to what the locality determines to be its areas of greatest need. In taking this approach, it is important to recognize that emphasizing a particular objective may result in reducing another. It becomes critical to target limited available resources to the locality's areas of greatest need. Increasing one objective may mean reducing another. For example, a locality may choose Community Development Block Grant (CDBG) funds for residential rehabilitation loans, and for land writedowns to facilitate construction of new affordable units. Thus, to use block grants for land writedowns would increase the new construction objective, but would lower the rehabilitation objective. Likewise, in some urban areas with a shortage of land, programs to maximize housing preservation may retard recycling and reduce new construction objectives. In a newer, growing suburb, development of housing affordable to future residents may be a greater need than rehabilitation, which can be sufficiently addressed through code enforcement. o Why is it important to establish objectives for all income groups? Though not specifically mandated in the statute, the locality may wish to provide this important information. Throughout the statute -12- (Sections 65580(b) , 65583(a)(1) , (a)(4) , (a)(5) , (c) , and (c)(1) ) , emphasis is placed on meeting the needs of all income groups including low- and moderate-income households. In developing programs to satisfy the needs of all income goups, localities may find it useful to quantify objectives by income groups. Similarly, the locality may also wish to establish objectives by tenure (owner and renter) , and type of household to be benefited (e.g. , large family, elderly and handicapped). -13- III. HOUSING PROGRAMS INTRODUCTION Section 65583(c) states that the housing element shall include "a program which sets forth a five-year schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land use and development controls, provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available." "The program shall include an identification of the agencies and officials responsible for the implementation of the various actions and the means by which consistency will be achieved with other general plan elements and community goals. The local government shall make diligent efforts to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." o How does a program differ from a policy? Programs are the specific steps the locality takes to implement the policies it has established and to achieve the objectives it has set in light of those policies (e.g. , the city will apply to the county housing authority to participate in the HUD Section 8 Rental Assistance program) . In order to manage the implementation of a program, it is useful for the program description to be as specific as possible. Specifying such things as immediate, short-term and long-term steps, specific funding sources, how the funds will be directed, and the specific needs to be met can facilitate coordination of the actions and better monitoring of the locality's progress in implementing the program. o Is there a format which lends itself to meeting the program description requirements of the statute? Many localities have found that a matrix or tabular approach permits clear program descriptions. For example, columns can be headed program/action, need to be served, responsible agency or official , dollar amount and funding source, and time frame for accomplishment. A narrative of each program can be included separately from the matrix to provide additional details. -14- o How might the housing element be inconsistent with other general plan elements and community goals Among other things, the housing element must establish the locality' s housing goals, policies and objectives, identify sites for new construction, and address governmental constraints. Thus, the housing element affects a locality's policies for growth and for residential land uses. The goals, policies, and objectives of the housing element may conflict with those of the land use, circulation, and open space elements, zoning ordinances, and redevelopment and capital improvement plans. Conflicts between general plan elements need to be acknow- ledged and based on overall policy consideration and constraints. The plan must be amended to eliminate conflicts between general plan elements. A broader discussion of general plan consistency requirements may be found in the Governor's Office of Planning and Research General Plan Guidelines beginning on page 74. -15- IV. SPECIFIC HOUSING PROGRAM REQUIREMENTS The housing element statute recognizes that total housing needs may exceed a jurisdiction's ability to meet those needs due to limitation on resources, including land. However, the housing program must establish the maximum number of units that can be constructed over a five-year time frame (see Section 65583(b)) . A. Identification of Adequate Sites Section 65583(c)(1) states that the housing program shall "identify adequate sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing for all income levels, including rental housing, factory-built housing and mobilehomes, in order to meet the community's housing goals as identified in subdivision (b) ." o How does a locality determine if its current sites are adequate?One approach for determining whether a locality's existing supply of vacant land is adequate is to conduct a two part analysis focusing on the following two questions: 1. Can the realistic development capacity of suitable land, which is served by infrastructure, accommodate over the next five years the locality's total new construction need, including the locality's share of the regional housing need? Z. Are these currently available sites appropriately zoned for a variety of housing type and density, to facilitate the development of housing to meet the locality's projected need by income category? Figure one depicts the interrelationships of the various components of an adequate sites analysis. -16- N%001 N a) ^ 4 r LH C r r- 00 N ro w ••- N >1 4•-1 L E (1) 0- X a) .- 0 0) �O^ O (a L 0. a) C. +•J • �- O 0 C L. tj 0 C >1 0 >., O'v V) 01 C N C H- M 4-1 •r (L) N 0 .- m \ a) +� -0 00 >1 L. o >, E .- >1 C Lo +1 0. 0 — • +) M L 4- LC) r +J -0 CM N a) L M •r >>lG U >1 cc • aJ r > V) •r 4- (6 4- (N 0. a) r L O C N •r CL •r C O 4-1 V) ro L O a) a) i-t (o +) 0 — r a) 0. N 'a L. C C) C •r a) N 0. m N 10 U a) (a VI a) 4J a.) � 9- C VOI •O — m 'a r- +J m •r V to M +-1 aJ C cm 4-A C (1) •r Z O r r- C cr C •r O L Vl rp ro r (1) a) 0. V C L •r (A^ "a -0 O >1 C (U 4-J +-) 0 4-) +) +) •r V) (N C O •r C C^ +) (L) t C ►+ O >> C V V Lo N 0 0 O r N +.1 !o •r �� U N O •r r• r- �— to (2) O C cm L r O O. (a CL C 00 r N (o a) fo r a) Ln N 0 > N ^ U +- C E Lo 0 O w • Ln C O C �o O •r L w >> >> 0 _ 4- V) C 17 a ro 4- E r r r N >- a) r a VI > (V > O 4- E E C J E (A V1 -0 O +1 VL .0 O m m 0 Q >1 0_ a m C C7 ro 4-) a) a) 4- 4' cu � Z L O L a) 1 C U Q o^ L C L •r •r +•1 •r •r C U ;.) Cr) (V +) r +) O a) (A L A () +-) +) O V) C > C ea Z +-) +) 0_ O '' >1 — U +•1 rl W a)^ a) (o •r cm r N E L 4..1 0 O a) a) F- > m p U +3 C a O Cl E E ^ N 0 LAJ C (p C 0_ CC V) M r > (1) Q) r • C w w.r w w p 00 LC +•) V N 'a N CM L a • • C L7 uj "a Ln r 4- O >1 >1 C 0 • O p cm a1 (A 0) C71 + f- C Ln +J O 0- V — ro O a 4- • • L • • LL. Q m ko C O b J S Q) a) a) a) aJ p J Q) >y +) L C N C C O• O r• C Q O O a) m 3 ^ W •r 0. a) a) +) U U O U N U p N 0- E 4-1 r- a) m m ea a) Co v 0- eo to 0. \ \ L. \ E \ N O > >1 0 D O D O 0 a 01 L a) L r- a) cU a• c m > 0- .0 0) O (o Ln ro 00 00 Q r a) () ea C C1' +J N +) rl •r O -) 4••1 +> >1 -0 -0 N N r •r I C I C 1 I •r (n 1 a) C a a) •r N LC) a) 0o () 00 O C) V r LA fo N L L r0 0 N L rl L O E LL O O C T7 0 4 S O O O O U L +-) O Lam• 4.1 4.1 (A L (1) C V)^ V) 006 a) C 4-1 +-) E 0- 06 C C C)1 I- 0. U^ r Q) C O 4- 0 LC m E rcmr- r 0 0 —— L 0- V1 C a) aJ T) L m C) +J O V) r > > +.1 (L) (1) (m +) 00 N r a) N a) aJ C aJ L C to C a) t� O J p a) Z R7 a) a) Ln O > O O �- E L/1 C V) O C U CL x E �O (n O u L 4- O •r a) •r N C a) eo 70 'a O U }d VI^ 4 •r > V C C c C N rt U >> O O m 1'" a) Q v 0 +-1 >> C7 J +J — L. •r Cn +•1 O >1 •r N M +J a) C •r •r .0 Q) N -a— N f0 '0 N •r E L i•� a) a) M C u a) >1 C L. m -0 �6 a) co O N r- O a) >. a) L L Z Ln U C ea N G. a) (V a a) Ln c a) z 3 m C ko N �o Q O O eu -0 O J E 0 N Z V O 0 J L L a) O 0 L •r a) V >1 a) aJ > '0 0 ro U cn 0 a) L C O x >°' c L ¢ o o � ¢ I L Ln 0 1 a 0 0 0 0 The variety of residential land resources is adequate if it provides sufficient holding capacity at appropriate densities and development standards to permit construction of a range of housing types and prices to accommodate projected need by income le If the amount or variety of a jurisdiction's residential development capacity is less than its total new construction need as broken out by income level , a shortfall exists. While the statute does not require a locality to undertake any specific action to reduce or eliminate a short- fall , there are a number of strategies localities have used to increase their capacity. If a locality cannot and chooses not to increase its capacity, it would be appropriate to provide an explanation of the reasons for not doing so. o What strategies have localities utilized in order to increase their residential deve opment capacity. The following approaches have been used by localities in an effort to increase their residential development capacity: - Annexation of land suitable for residential use; - Minimum Densities - Designation of minimum and average densities of development as well as maximum densities, to assure that the existing, available land is not underutilized; - Overzonin - Creation of an oversupply of land for residential deve opment during the next five years equivalent to at least 120% of the locality's share of the regional housing need. This will account for urban land left vacant due to ownership and development constraints (about 10%) , and create a real oversupply (10%) . A sufficient supply of land beyond the time frame of the element can also help prevent land shortages from bidding up land costs; - Phasing Additional Capital Improvements to coincide with the demand for new construction, using such alternate funding mechanisms as assessment districts, development agreements, and federal funds; - Rezoning land from nonresidential to residential to promote a balance of job and housing opportunities in the community. - Redevelopment of aging or underutilized existing land uses. -18- o How can a locality make sites available to encourage a variety of housing types for all income levels? While the price of new housing depends on factors beyond a locality's control , land prices- can be affected by governmental actions. Local governments can create essential site preconditions (zoning and development standards) for a variety of housing types and prices. Localities have developed various land use controls and development incentives to encourage a variety of housing types for all income levels, including: -- legalization of accessory units in single-family residential areas -- acquisition and development of surplus public lands -- reduction of development standards and provision for "no frills" housing units -- zoning sites for mobilehome and mobilehome park use -- zoning sites for higher density residential use -- use of land writedowns to reduce the costs of residential development -- encouraging mixed residential-nonresidential land uses -- offering density bonuses in exchange for affordable housing units - -- redeveloping older areas for affordable housing units o How can a localitZ identify sites which will facilitate and encourage the development of rental housing? The locality can zone for housing types that are typically occupied by rental households, including second units and apartment complexes. Localities can offer incentives such as upzoning to increase multi- family densities from the current norm of 10-20 units per acre to 25- 35 units per acre and higher in selected areas, mixed-use and performance zoning to permit apartment uses in office/commercial areas (e.g. , office space revenue can offset rental costs) , reduced development standards, provide density bonuses in exchange for an agreement to retain rental units at an affordable price for a specified time period (afterwards the developer will be allowed to convert these units to condominiums) , and providing below market rate financing for rental developments. o What are "appropriate zoning and development standards"? The phrase refers to those local land use controls and incentives that facilitate the location, size, and price of residential development to meet identified housing needs. These include: densities-, minimum floor areas, building setbacks, rear and side yards, parking, the percentage of a lot which may be occupied by a structure, amenities, and other requirements imposed on residential lots. State zoning law -19- (Government Code Section 65913.1) requires localities to zone sufficient vacant land for residential use with appropriate standards to meet the housing needs as identified in the general plan. o Must a locality rovide adequate sites through appropriate zoning at the beginning of the housing element planning period? A locality's need to accommodate all units needed through the planning period is best served by designating appropriate zoning as early as possible. The most direct procedure is for the locality to initiate rezoning when the housing element is adopted. State law encourages concurrent processing of rezonings and general plan amendments when they result in the provision of low- and moderate-income housing (Government Code Section 65361) . The locality may also commit to subsequent zoning actions within the five-year schedule of the housing program (e.g. , by July 1, 1983, initiate rezoning of 20 acres for multi-family residential use) . This permits the locality to meet the site-specific rezoning provisions (e.g., public notification and hearing) according to a prescribed timetable. A less direct procedure is for the locality to respond to rezoning requests initiated by developers. - o What is the relationship between the adequate sites requirement and recent legislative measures attecting housing development. Recent amendments to state zoning law require local governments to affirmatively use land use controls to increase the availability of sites for a range of housing type and density to meet a locality' s share of the regional housing need. It is important to be cognizant of these measures when addressing the subject of adequate sites and governmental constraints sections of the local housing element. These measures include: Govt Code Section 65913.1 (AB 2320 of 1980) which requires that localities zone sufficient vacant land for residential use in relation to zoning for nonresidential use at standards and densities appropriate to meet housing needs identified in the general plan; Govt Code Section 65852.7 (SB 1960 of 1980) which provides for the placement of mobilehomes in single-family districts; Evidence Code Section 669.5 (AB 3252 of 1980) , which establishes a legal presumption that a growth limitation ordinance has an impact on the supply of residential units in a jurisdiction and surrounding areas; and Govt Code Sections 65852.1 (SB 1160 of 1981) and 65852.2 (SB 1534 of 1982) , which require local governments to adopt ordinances that address second units (including the provision of standards considered suitable to local conditions) , or to allow them by conditional- use permit. -20- r B. Development of Housing for Low- and Moderate-Income Households Section 65583(c)(2) states that the housing element shall contain programs which "assist in the development of adequate housing to meet the needs of low- and moderate-income households." o What is local government's role in assisting in the development of adequate housing for low- and moderate-income households? Local governments are not expected to solve their housing problems alone. As stated in Section 65580(c) of Article 10.6, "the provision of housing affordable to low- and moderate-income households requires the cooperation of all levels of government." Having identified the housing needs of low- and moderate-income households, local agencies can employ a number of strategies which can assist in meeting those needs. Local zoning, land use, and development controls can indirectly facilitate the development of more affordable housing, and localities can offer more direct support through bonding and redevelopment powers. Assistance can also be provided through the utilization of appropriate federal and state financing and subsidy programs, such as HUD Section 8, Section 202, and State Rental Housing Construction Program. C. Removal of Governmental Constraints Section 65583(c) states that "localities are to address their housing needs through the administration of land use and development controls, provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs, when available." Section 65583(c) (3) states that the housing element shall contain programs which "address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing." o What responsibility does a locality have to remove governmental constraints? By analyzing current constraints, the locality will be able to evaluate the impact of its ordinances and policies in its ability to meet its housing needs. In its discretion, the locality can determine to what extent it would be appropriate, given other valid policy objectives, and legally possible to eliminate or modify the constraints. -21- VO o What are examples of programs which localities have used in order to reduce or eliminate barriers to the maintenance, improvement, and devel opment of housing? The following are among the strategies local agencies have found appropriate for their particular situations. -- systematic upzoning or changes in land use to provide sufficient sites for a variety of types and prices of housing; -- relaxation of development standards such as minimum lot sizes, set backs, parking requirements; -- reduction of on- and off-site improvement and dedication requirements (e.g. , open space, parks, etc.) ; -- expedited and/or consolidated permit processing; -- phased capital improvement program to keep pace with housing need, without depending on local general funds; -- formation of a local redevelopment agency, housing authority, or non-profit housing development corporation. o What programs provide incentives to private maintenance, improvement, and development of housing? Programs which utilize incentives and regulatory concessions include: -- density bonuses for the inclusion of units affordable to low- and moderate-income households; -- grants, low interest loans, and deferred payment loans for rehabilitation; -- reduction or elimination of fees, exactions, and/or development standards in favor of a particular type of development (e.g. , rental housing, assisted housing, housing affordable to low- and moderate-income households) ; -- reduced land costs and locally-provided infrastructure funded from federal or state programs or redevelopment tax increments; -- use of development agreements between developers and local governments to provide public facilities in exchange for certain development rights such as land use changes and density increases. -22- o..++ D. Conserve and Improve the Existing Affordable Housing Stock Section 65583(c) (4) states that the housing program shall "conserve and improve the condition of the existing affordable housing stock." o Does this requirement refer to structural improvement, and conser- vation of the affordable housing stock? The existing affordable housing stock is a valuable resource that should be conserved, and if necessary, improved to meet minimum habitability standards. A locality's programs should provide for structural maintenance and improvement of affordable dwellings. E. Equal Housing Opportunity Section 65583(c) (5) requires that the housing program "promote equal housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin or color." o What can local governments do to promote equal housing opportunity? Since state and federal laws uniformly outlaw most kinds of housing discrimination, local government's role is to identify strategies which will support and implement these laws. Such strategies may include consultation with fair housing and counseling organizations in the community to document the incidence of housing discrimination and the availability of services to address the problem. If these services are not available or are inadequate, the locality can request technical assistance from the district office of the Department of Fair Employment and Housing to develop specific local government actions to promote fair housing opportunity. In smaller localities, the local program may involve the dissemination of information on fair housing laws, and referrals to the district office of the Department of Fair Employment and Housing. In urban jurisdictions, more direct program action may include a commitment to use Community Development Block Grant funds to support fair housing and counseling services. Also the locality may wish to create a fair housing council which can investigate and resolve discriminatory complaints, and advocate specific equal housing opportunity actions before community and business organizations. -23- V. HOUSING ELEMENT UPDATE AND PERIODIC REVIEW Section 65588(a) provides -that each local government shall review its housing element as frequently as appropriate to evaluate the following: (1) The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal . (2) The effectiveness of the housing element in attainment of the community's housing goals and objectives. (3) The progress of the city, county, or city and county, in implementation of the housing element. Section 65588(b) states that "the housing element shall be revised as appropriate, but not less than every five years, to reflect the results of this periodic review, except that the first such revision shall be accomplished by July 1, 1984." o When should the housing element be reviewed and revised? The statute requires periodic review of the housing element in order to determine whether a revision is required prior to the five-year revision requirement. If the locality determines that one or more of the following conditions exist, it would be appropriate to determine the need for a revision. 1) the stated housing goals, objectives and policies are not effective in providing housing for the existing and projected needs of all economic segments of the community; 2) housing units are not being produced in adequate numbers and at the necessary price levels to achieve the stated housing goals and quantified objectives; 3) the implementation of one or more components of the housing program has failed to proceed in accordance with the five-year schedule of actions, and thus the quantified housing objectives are not being met. 4) if housing needs data and assessment, including census figures, resources and constraints, community goals and policies, or the housing program, including the availability of government financial assistance, have changed significantly enough to render -24- any portion of the housing element inaccurate or inappropriate for guiding local actions. The statute requires that the first revision of the housing element should be accomplished by July 1, 1984. o What is an updated element expected to contain? An updated element, like any element adopted after October 1 , 1981, must generally comply with the substantive requirements of current housing element law (Article 10.6 of the Government Code, comprised of Sections 65580-65589.5) . It should include and reflect an evaluation of the existing element according to the above statutory criteria. The evaluation should cover the goals, objectives, and policies of the element, and its programs, on which the implementation, progress, and effectiveness of the element depend. The provision of sites is also crucial to the effectiveness of an element and may be evaluated. In addition, an updated element should incorporate a new five-year planning period (1984-1989 or later, depending on planned date of adoption) and if necessary, a revision of the goals, objectives, - policies and programs of the element "to reflect the results of this periodic review." This may include: 1. An updated housing need analysis, to reflect changes in the local housing situation since the last element. For the update due by July 1, 1984, each locality's element should contain housing needs projections which include a five-year regional share allocation developed during 1983 or 1984 and based on 1980 Census Data or other recent available data by the local council of governments or by HCD, or based on an HCD-approval local methodology. 2. An updated site inventory. 3. Revised objectives and programs to reflect the new needs analysis and evaluation of previous objectives and programs. o What review criteria will apply to an updated element if the existing element was prepared to the now superseded 1977 guidelines, and grandfathered under Article 10.6 Section 65586 ? HCD will review submittals according to the substantive requirements of current housing element law (Article 10.6) . Localities whose housing elements were grandfathered fn as complying with -the requirements of Government Code Article 10.6, Section 65580, et seq., by virtue of complying with the requirements of the 1977 Housing -25- Element Guidelines (HEG's) are required by the statute to revise their elements to comply with the substantive requirements of Government Code Section 65580, et seg. , by Jul-yam 1984. o What is the difference between a housing element and a housing element amendment? Section 65585(b) states that "the department shall review drafts submitted to it and report its findings to the planning agency within 90 days of the receipt of the draft in the case of adoption of the housing element pursuant to this article, or within 45 days of receipt of the draft in the case of amendment." In performing its review, the Department will consider the initial housing planning document that is prepared pursuant to the substantive provisions of Article 10.6 to be a "housing element", even where the jurisdiction previously adopted a housing element pursuant to 1977 Housing Element Guidelines or any other standard. Subsequent to the review of that document, any revisions to the element will be considered to be an amendment. -26- VI. ADDITIONAL REQUIREMENTS FOR JURISDICTIONS IN THE COASTAL ZONE There have been several significant recent enactments pertaining to housing elements of jurisdictions in the coastal zone. In 1981, SB 626 (Mello, Chapter 1007) added Section 65590 to the Government Code, which transfers responsibility for the protection and provision of low- and moderate-income housing opportunities in the coastal zone from the State Coastal Commission to local governments. Section 65590 requires that existing units occupied by low- and moderate-income households be protected and, where conversion or demolition is permitted under circumstances specified in the new law, that replacement housing for low- and moderate- income households be made available. In addition, new development in the coastal zone must, where feasible, provide low- and moderate-income housing. Local governments are directed to provide incentives and remove barriers in their review of housing developments. In 1982, AB 321 (Hannigan, Chapter 43) amended Section 65588 of Article 10.6 to require that, in the 1984 housing element update, coastal jurisdictions document the number of low- and moderate-income housing units converted or demolished, and the number of replacement units provided. This will help the locality determine whether affordable housing stock in the coastal zone is being protected and provided as required by Section 65590. AB 3459 (Levine) further amended Section 65588 to specify that the revision of the housing element must include, for the coastal zone, the following: (1) Number of new units approved for construction after January 1, 1982. (2) Number of units for low- and moderate-income households required to be provided either within the coastal zone or within three miles of it. (3) Number of units occupied by low- and moderate-income households and authorized to be demolished or converted since January 1 , 1982. (4) Number of units for low- and moderate-income households required either within the coastal zone or within three miles in order to replace those being demolished or converted. Finally, SB 583 (Mello) strengthened the coastal housing provisions of Section 65590 to specifically include mobilehomes and residential hotels within the definition of conversion and demolition. -27- For a complete analysis of SB 626 and AB 321, and strategies for compliance, localities may refer to this Department' s publications: Advisory Memorandum on Coastal Zone Housing Requirements in Government Code Section 65590 and Approaches for Implementing SB 626 and AB 321 Housing Requirements Tn t e Coastal Zone. Order Publication #37 from: Department of Housing and Community Development, Publication Office, 921 Tenth Street, Room 102, Sacramento, CA 95814-2774. For further information regarding housing in the coastal zone, please contact Ruth Schwartz of the Department's Policy Section at (916) 322-0382. 02/08-2 -28- APPENDIX I SELECTED DATA SOURCES FOR HOUSING ELEMENTS The following data sources can assist local governments in assessing existing and projected housing needs. The contents of 1980 Census printed reports and computer tapes, and where they can be obtained, are described following the list of data sources. Regional Housing Needs Determinations, Council of Governments. Identifies each locality's share of the regional housing need per Government Code Section 65584. 101 Steps to Better Housing, Volume II . California Statewide Housing Plan, HCD, 1982. Contains state, regional and county housing data. Publication #40. Projections of Employment by Industry and Occupation, 1980 - 1985, State Employment Development Department. Provides regional and county employment - projections for industrial and occupational classifications. County Household Projections, HCD. Household projections for July 1 , 1989 and July 1 , 1990, available for all counties in California. Methodology for Calculating Lower Income Overpayment, HCD, n.d. Program Eligibility and Affordability Guidelines for Lower Income Households, 50093 of the Health and Safety Code) , HCD, 1981. Defines annual affordability standards and low- and moderate-household income limits, by household size and county, to determine eligibility for HCD programs. The State Department of Finance issues various reports that may be useful in preparing a housing element: REPORT NUMBER NAME OF REPORT PUBLISHED E-1 City and County Population Annually Estimates for January 1 in May E-2 County Population Updated Estimates -for July 1 Annually in Fall E-3 Housing Units by Type Updated for Counties Annually in Summer -29- *40 REPORT NUMBER NAME OF REPORT PUBLISHED E-3a Housing Units by Type Updated for Cities and Counties Annually in Summer P-1 Population Projections 2-3 Year for California Counties Intervals The above publications may be ordered from: Population Research Unit Department of Finance 1025 "P" Street Sacramento, CA 95814 (916) 322-4651 -30- 1980 CENSUS PRINTED REPORTS AND COMPUTER TAPES The U.S. Census is the most complete source of population and housing statistics. Census data is useful for estimating current data and for analyzing trends. It is available in printed reports, computer tapes, and microfiche, as follows: a. Printed Reports These reports may be purchased from the U.S. Department of Commerce or consulted at libraries and regional data centers. Publications with an asterisk (*) are in print as of January 1, 1984. Principal Census Publications Corresponding 1980 Series 1970 Series Designations Designations 1980 Title PHC80-P * Preliminary Population and Housing Unit Counts PC(Pi) HC(P1) PHC80-V * Final Population and Housing Unit Counts PC(V1) HC(V1) PHC80-1 Block Statistics HC(3) PHC80-2 * Census Tracts PHC(1) PHC80-3 * Summary Characteristics for Governmental Units New Report PC80-1-A * Number of Inhabitants PC(1)-A PC80-1-B * General Population Characteristics PC(1)-B PC80-1-C * General Social And Economic Characteristics PC(1)-C PC80-1-D * Detailed Population Characteristics PC(1)-D HC80-1-A * General Housing Characteristics HC(1)-A HC80-1-B Detailed Housing Characteristics HC(1)-B HC80-2 * Metropolitan Housing Characteristics HC(2) The geographic coverage of the major 1980 Census reports follow: -31- Areas Summarized in 1980 Reports PHC80 PC80 HC80 I-P - -V -1 -2 -3 '1-A -1-B -1-C -1-D -1-A -1-B -2 U.S., regions, divisions... US US US US US US US US US State.. .. ... ... ..... ....... X X X X X X X X X X SCSA's. . .................. . X1 X1 X X X X X X X SMSA's. ............. ... ... . X1 X1 X X X1 X X X X2 X X X Urbanized areas.......... .. X X X X X Counties. .. ......... ...... . X X X3 X4 X X X X X X Rural population by county. X X X X Farm population by county. X X Places (by population size) : Under 1,000........ ...... . X5 X X6 X5 X 1,000 to 2,500....... .... . X5 X X6 X5 X X X 2,500 to 10,000...... ..... X5 X X6 X5 X X X X X 10,000 to 50,000......... . X5 X X X X5 X X X X X 50,000 and over.. . ... .... X5 X X X X5 X X X X8 X X X County subdivisions: MCD' s in 11 States12.... .. X X X9 X10 X X X11 X X11 MCD's in 9 States13.. .. .. . X X X9 X10 X X X MCD' s in 10 States & CCD' s in 20 States.. ... . X X X X X Census tracts....... ..... .. X14 X Block numbering areas.. .... X Blocks........ ...... ....... X Congressional districts15.. X X Indian reservations16.. .... X X X X UjData are presented in separate U.S. summary reports in these series. Only the part within a given state will be shown for SMSA's or SCSA' s crossing a state line in PHC80-P, PHC80-V, and PHC80-3. 2 Only SMSA's with 250,000 or more population. 3 Includes only those counties containing blocked areas. 4 Includes only counties which have census tracts. 5 Incorporated places only. Census designated places are excluded. 6 Only places in which statistics are collected by block. 7 Also includes central cities with fewer than 50,000 population. 8 Central cities of SMSA's with 250,000 population„ 9 Only MCD's in which data are collected by block.- 10 Only those MCD's which are active and functioning general purpose governments are included. 11 Only towns/townships with 2,500 or more population. 12 States in the Northeast Region plus Michigan and Wisconsin. 13 Ohio, Indiana, Illinois, Missouri , Kansas, Nebraska, South Dakota, North Dakota, and Minnesota. 14 Census tracts in areas where there are no blocks omitted. 15 Characteristics are published in the separate CDD series. 16 Includes Alaska native villages. -32- b. Computer Tapes The major results of the 1980 Census will be provided in a set of five summary tape files (STF' s) or tabulation counts. These STF' s provide greater subject and geographic detail than the printed reports. The first two STF's provide data collected on a 100 percent basis in the census. STF 3, STF 4, and STF 5 provide data collected on a sample basis in the census, and also include sample data on the 100 percent items for purposes of cross-classification. Summary of Tape Files Released: STF 1 - Provides approximately 300 categories of 100 percent population and housing data for blocks and block groups (BG's) in blocked areas, and enumeration districts (ED's) in unblocked areas, census tracts, places , county subdivisions, counties, congressional districts, SMSA's, and States. -- Source of the PHC80(V) , PHC80(1) , a part of the PHC80(3) , and PC80(1)-A reports. Released: STF 2 - Provides more detailed 100 percent population and housing data for census tracts, Indian reservations, Alaskan native villages, places of 1,000 or more inhabitants, county subdivision, counties, urbanized areas, SMSA' s, SCSA's, and states. -- Source of the PC80(1)-B, HC80(1)-A, and a part of the the PHC80(2) reports. Released: STF 3 - Provides sample population and housing data for (except ED's/BG' s, census tracts, county subdivisions, places, zip codes) counties, states, and 5-digit zip code area. -- Source of a part of the PHC80(3) report. Released: STF 4- Provides more detailed sample population and housing data for census tracts, Indian reservations, Alaskan native villages, places of 2,500 or more inhabitants, county subdivisions, counties , urbanized areas, SMSA' s, SCSA' s, and states. -- Source of the PC80(1)-C, HC80(1)-B, and a part of the PHC80(2) reports. To be STF 5 - Provides highly detailed tabulations and cross- Available: classifications for states, SMSA' s, and large cities and Early 1984 counties. -- Source of the PC(1)-D and HC80(2) reports. Census data from tapes is available as follows. -33- Areas Summarized on 1980 Summary Tape Files (Files A, B, and C within STF' s 1-4 are indicated in the columns) STF 1 STF 2 STF 3 STF 4 STF 51 U.S. , regions, divisions... C C C C X State...................... ABC BC AC BC X SCSA's.................... . C BC C BC SMSA' s..... ...... ....... ... BC ABC C ABC X Urbanized areas..... ....... C BC C BC Counties................... ABC A2BC AC A1BC Rural population by county. (3) BC (3) BC Farm population by county. BC Places (by population size) : Under 1,000..... . .. ....... AB A 1,000 to 2,500.. .. 0...0... AB B A 2,500 to 10,000... .... .... AB B A B 10,000 to 50,000.. ..... ... ABC A2BC AC A2BC 50,000 and over4. .... .. .. . ABC ABC AC ABC X County subdivisions: MCD's in 11 States5... 0 ... ABC7 BC7 AC7 BC7 MCD's in 9 States6. ......, AB B A B MCD' s in 10 States & CCD's in 20 States.. . ... A B A B Census tracts..... ......... AB A A A Block numbering areas.. .... AB A Block groups............... A A Blocks.. . . ..... .... .. . ..... B Enumeration districts.. .... AB A Zipcode areas. ..... .. .. ... B Congressional districts.... AC AC Indian reservations.... .. . . (3) BC (3) BC 1 STF 5 geography is subject to change. 2 Includes only counties or places in tracted areas. 3 Derivable by addition of component enumeration districts or block groups. 4 Also includes central cities with fewer than 50,000 inhabitants. 5 States in the Northeast Region, plus Michigan and Wisconsin. 6 Ohio, Indiana, Illinois, Missouri , Kansas, Nebraska, South Dakota, North Dakota, and Minnesota. 7 Only MCD's within 10,000 or more inhabitants are included in Files C. -34- Iftur c. 1980 Census Data Providers 1) State Census Data Center The State Department of Finance in cooperation with the U.S. Bureau of the Census has established the State Census Data Center (SCDC) , California's response to the national State Data Center Program. This program was designed to improve all aspects of the delivery and use of Census Bureau products. Services include library maintenance, data consultation and specific file construction. Many different source materials are available, including the 1980 STF's as they become available, the 1970 files, the Current Population Surveys, the Survey of Income and Education, the Annual Housing Surveys, etc. 2) Regional and Affiliate Centers This data dissemination network also includes five regional centers and a large number of affiliate centers. The affiliate centers store printed census volumes and miscellaneous other products. They have personnel trained to assist data users in - locating data items and are available for consultation on their use. The regional centers will offer a range of products and services including tape processing, on a cost-reimbursable basis. To determine the exact services of an individual affiliate or regional center, data users should contact it directly. Name and Address Counties Covered Sacramento Area Sacramento, Sutter, Yolo, Yuba, Council of Governments Placer, E1 Dorado, Nevada, Robert Faseler, Data Center Director Sierra, and 21 other Northern 800 H Street, Suite 300 California Counties not listed Sacramento, CA 95814 for any other Regional Center Association of Bay Area Alameda, Contra Costa, Marin, Governments San Francisco, San Mateo, Jim Forand, Data Center Director Santa Clara, Solano, Sonoma, Hotel Claremont Napa Berkeley, CA 94705 Southern California Association Imperial , Los Angeles, Orange, of Governments Riverside, San Bernardino, Joel Kibbee, Data Center Director Ventura 600 S. Commonwealth Street Los Angeles, CA 90005 -35- San Diego Association San Diego of Governments Karen Lamphere, Data Center Director Security Pacific Plaza 1200 Third Avenue, Suite 524 San Diego, CA 92101 State Data Program Universities & State Colleges, Ilona Einowski Kern, Kings, Tulare, Fresno, Raymond E. Wolfinger Madera, Merced, Stanislaus, Survey Reseach Center San Joaquin 2538 Channing Way Berkeley, CA 94720 (415) 642-6571 Requests for general information about the census or about the State Census Data Center program should be directed to Mr. Schooling at the State Center in Sacramento. 3) Others Who Can Help Although availability and capabilities vary, organizations - registered with the National Clearinghouse for Census Data Users, Depository Libraries and the Census Bureau' s Data Users Services Division (including Data User Services Officers in Los Angeles and Seattle) can also provide census data assistance. -36- s f APPENDIX II SELECTED BIBLIOGRAPHIC REFERENCES FOR HOUSING ELEMENTS The following publications can assist local governments in the preparation of their housing elements. The references are organized under the appropriate statutory subject (e.g., identification of adequate sites) . Department of Housing and Community Development (HCD) publications can be ordered from the Publication Office, 921 Tenth Street, Room 102, Sacramento, CA 95814-2774. Orders should include title and publication number, if the publication number is listed. A. General * Coastal Zone Housing Requirements, HCD, 1982. A legal opinion, analysis and memorandum, outlining approaches and standards which local governments may want to use in implementing the coastal zone housing requirement in Government Code Section 65590. Publication #37. The Corporate Housing Action Guide, Bay Area Council , January 1983.The Housing Element Handbook: An Advocate's Guide, Legal Aid Society of Marro County, April 1981. * 101 Steps to Better Housing, Volume I. California Statewide Housing P an, HCD, 1982. 72 pp. Publication #39. Volume II contains detailed reference notes expanding on information in Volume I, as well as statewide housing data. 1982. Publication #40. * LEGISLATIVE OUTLOOK -- 1982. A listing of the major housing bills considered by the State Legislature in 1982. 26 pp. Publication #44. B. Identification of Adequate Sites Filling In the Blanks, Using Unused Urban Land, Connerly & Associates, Inc. , November 1980. Case studies and recommendations on urban infill development in four California communities. FmHA & HUD Site Evaluation Criteria, HCD, 1978. Describes standards used by FmHA and HUD to determine potential sites suitable for new construction projects. Mixed-Use Development: Bringing Jobs and Housing Together; State Office of Planning and Research, April 1981. This document explains how mixed- use zoning policies (e.g. , combining residential with compatible industrial or commercial uses) can be implemented and discusses existing prototypes. * Order from Publications Office -37- Planning for a Jobs and Housing Balance, Sacramento County Planning and Community Development Department, August 1982. Available from the County at 827 7th Street, Room 120, Sacramento, CA 95814, (916) 440-7783. Planning for Development in South Placer County, Gruen Gruen and Associates, March 1981. Contains estimates of what densities are necessary for low- and moderate-income housing to be financially feasible. Available from the HCD Policy and Development Unit, 921 Tenth Street, Room 601, Sacramento, CA 95814-2774, (916) 445-4728. * Survey of Second Unit Ordinances in California. HCD, 1982. Provides information on second unit ordinances based on the results of a questionnaire sent to cities and counties. Publication #46. * Utilization of State Surplus Land for Affordable Housing Under the Provision of Senate Bill 1721. Progress report to the California Legislature, HCD, 1981. Report on the effectiveness of the State Surplus Lands Program and recommendations for legislative and administrative actions dealing with local public surplus lands. Publication #33. * Utilizing Public Surplus Lands - A Housing Developer' s Guide, HCD, 1983. is report describes the procedures and disposition policies of public agencies for surplus lands. Publication #34. C. Development of Low- and Moderate-Income Housing Equity Sharing Workbook, HCD, 1982. Technical information to assist in developing a shared-equity" home purchase program. * Limited Equity Cooperatives in California. HCD, 1980. A report describing the problems and successes of 17 limited equity cooperatives in California. 118 pp. Publication #35. * Low Income Housing Development. Published by the Santa Barbara Housing Corporation, 1979. A guide for potential housing development sponsors. 80 pp. Publication #26. * Study of Relocation and Housing Development, in California Redevelopment Agencies. HCD, 1982. Second study on the relocation activities of Calif�ornia's redevelopment agencies. 1982. 254 pp. Publication #41. * Article 34: Legal Issues and Ballot Measures. HCD, 1981. Reviews the legal history of Article 34, -and advises Tocal agencies- and interested parties on conducting an election. 51 pp. Publication #2. * Order from Publications Office -38- * Housing Directory. HCD, 1980. A complete summary of federal , state, and local housing and community development programs. 408 pp. Publication #19. * Inclusionary Zoning. HCD, 1978. A model inclusionary zoning ordinance and a legal opinion on inclusionary zoning. 64 pp. Publication #24. * Tax Exempt Mortgage Revenue Bond Information: Mortgage Subsidy Bond Tax ct; State A ocation Process; and State Bond Programs. Describes the laws governing the use of tax exempt mortgage revenue bonds in California. 1982. 10 pp. Publication #43. Questions and Answers: State Density Bonus Law, HCD, 1984 California Legislature Prohibits Exclusionary Zoning, Mandates Fair Share Inclusionary Housing Programs a Likely Response. Carolyn Burton, San Fernando Valley Law Review, Volume 9, 1981. Using Tax-Exempt Mortgage Revenue Bonds in California, California Building Industry Association, May, 1982. This publication may be obtained from the CBIA at 1225 8th Street, Sacramento, CA 95814, (916) 443-7933. The cost to local government agencies is $5, to CBIA - members - $10, and to non-members - $15. D. Address Governmental Constraints Advisory Memorandum to Local Governments Regarding Growth Control Ordinances: Implementing SB 1656 and SB 606. HCD, 1982. Advises localities on how to manage growth, meet the required findings pursuant to SB 1656 and SB 606 and comply with state housing element law. City and Count User Charges in California: Options, Performance and Criteria, by Lloyd J. Mercer and W. Douglas Morgan, Institute of Governmental Studies, University of California, Berkeley, 1981. Development Fees in the San Francisco Bay Area; an Update, ABAG, January 1982 Municipal Revenue Sources Handbook, League of California Cities, anuary 1982. Available from the—League of California Cities, 1400 K Street, Sacramento, CA 95814 (916) 444-5790. Pa ing the Piper: New Ways to Pay for Public Infrastructure in California, Governor' s Office of Planning and Research, December 1982. Available from the Department- of General Services Publication Section, P.O. Box 1015, North Highlands, CA 95660. Order Stock Number 7540-931- 10773, $1.75, 4th class mail . * Order from Publications Office -39- Pricing Rules for Municipal Services, by Anjali Yader Sheffrin, League of California Cities and University of California, Davis, December 1981. Available from the League of California Cities, 1400 K Street, Sacramento, CA 95814 (916) 444-5790. Proposal Actions to Reduce Housing Costs Through Regulatory Reform, Urban Land, June 1980. Streamlining Land Use Regulations; A Guidebook for Local Governments, U.S. Dept. of Housing and Urban Development, November 1980. Quimby Act Survey: Park and Recreation Dedications and Fees: California Cities and Counties. Construction Industry Research Board, November 1981. Presents the results of an April 1981 statewide survey of park fees and dedications required by cities and counties under the Quimby Act. Public Choices - Private Resources. John J. and Anne M. Kirlin, Ca ifornia Tax Foundation, July 1982. Describes methods of financing capital improvements since Prop. 13 including the use of development agreements and other public/private bargaining strategies. Alternative Techniques for Controlling Land Use, A Guide for Small Cities and Rural Areas in California, Irving Schiffman Northern California Institute of Local Government, California State University, Chico) , 1982. Describes land use techniques to encourage alternative types of housing and a procedure for identifying and reducing governmental constraints. E. Conserve and Improve Existing Housing * Condos, Coops, and Conversions: A Guide on Rental Conversions for Local Officials. Published by the Governor' s Office of Planning and Research, 9�ovides information on conversions for local governments, including a summary of state and federal regulations. 31 pp. Publication #15. Model Code for the Rehabilitation of Residential Hotels. HCD, 1980. Available from HCD, Division of Codes and Standards, 6007 Folsom Blvd. , Sacramento, CA 95819 (916) 445-9471. * Model Condominium Conversion Ordinance. HCD, 1981. Provides a model ordinance for local governments to control the rate of condominium conversions and to lessen the negative impact on tenants in conversions, 1981. 36 pp. Publication #27. Housing Rehabilitation Manual : A Step-by-Step Guide. HCD, 1978. A comprehensive guide for designing and implementing a local housing rehabilitation program. * Order from Publications Office -40- w vrf Residential Rehabilitation Guidelines. HCD, 1980. Compiles all relevant laws and regulations, and sets forth proposed administrative guidelines to implement residential rehabilitation standards. Available from HCD, Division of Codes and Standards, 6007 Folsom Blvd., Sacramento, CA 95819. F. Equal Housing Opportunity Landlord - Tenant Fact Sheets, California Department of Consumer Affairs, April 1980. Available from Consumer Affairs, Complaint Assistance Unit, 1020 N Street, Room 579, Sacramento, CA 95814, (916) 445-0660. Landlord-Tenant: Ten of the Most Frequently Asked Questions, California Department of Consumer Affairs, 1982. For a free copy send a stamped, self-addressed, legal-sized envelope to California Department of Consumer Affairs, P.O. Box 310, Sacramento, CA 95802. California Tenants' Handbook, Moskovitz, Warner, and Sherman, (Nolo Press) , 4th. ED. , 1977; $5.95. Fair Housing Guide to Local Government. Department of Fair Employment and Housing, June 1982. Describes specific activities that local governments can undertake to promote fair housing. * Order from Publications Office 02/08-2 -41- MOBILE HOME PARK FORMr, i)�S (Please see instructio`nsns) CITY OF pg_ vVA e r+ COUNTY OF tL N cc S ( u Date of Current Estimate 1 / 1 / 84 (1) (2) (3) (4) (5) (6) Number of Number of mobile homes Number of mobile billed Total spaces homes directly by Name & address mobile home occupied by occupied by Number of the electric of mobile home spaces in mobile permanent permanent power park park homes residents residents company pd.,V. DesW+ 112 �122ss �U,17t.t�L �d ►s Lt I— �b�. l` -. Apt�. CL Ci � Lu ,S c l llt V SIP �- �� 2_co t z Form DF-104 Above Data Collected by: _ Rev 120382 Title or Department Phone # r� 4J-A- Y RDA •mil - VERIFIED BY- CITY OF PALM D898 INTEROFFICE Sinal on file with City Clerk's office . DATE: APRIL 8, 1993 TO: MMCUTIVB DIRECTOR, HONORABLE CHAIRMAN AM MEMBERS OF REDEVELOPMENT AGENCY BOARD FROM: PHILIP DRELL, SENIOR PLANNBR SUBJECT: RDA AF718LE HOO8131G PLAN I. z Adopt Resolution No. 269 approving the Palm- Desert Redevelopment Agency's Affordable Housing Plan. ZI. � Section 33413 of the Redevelopment Law requires that 30% of all new or rehabilitated units developed by the Redevelopment Agency within a project area be affordable by low and moderate income households of which 50% must be reserved for very low income. In addition, 25% of jLU the new or rehabilitated units constructed within the project area by other public or private activity shall be affordable by low or moderate income households of which 40% must be reserved for very lop income households. Each Redevelopment Agency must prepare and adopt an Affordable Housing Plan (ARP) , which analyzes and describes how Section 33413 requirements will be met. Based on past and projected residential construction within each Project Area, the plan identifies a need for 1509 affordable units by 2003. This number is likely to be lower than our requirements set forth in the Western Center/CRLA Stipulation for the same time period. Based on the attached financial analysis, attainment of the goal should not be difficult. REVIEWED h CONCUR Philip Drell Carlos L. Ortega Senior Planner Executive Director mh Attachments (1) Resolution (2) Affordable Housing Plan Y RESOLUTION NO. 269 A RESOLUTION OF THE PALM DESERT REDEVELOPMENT AGENCY ADOPTING THE AFFORDABLE HOUSING PLAN FOR PROJECT AREAS NOS. 1, 2 AND 3. The Palm Desert Redevelopment Agency hereby finds, determines, and resolves as follows: Section 1 . Section 33413 of Redevelopment Law requires the preparation of an Affordable Housing Plan describing how the Agency will meet affordable housing goals. Section 2. The attached Affordable Sousing Plan, Exhibit "A", describes the affordable housing needs in each Project Area and a Plan to meet those needs as required by section 33413 by the Year 2003. Section 3. The Pala Desert Redevelopment Agency's Affordable Housing Plan, Exhibit "A", is hereby adopted. PASSED, APPROVED AND ADOPTER, this Oth day of April, 1993. AYES: KELLY, SNYDER, WILSON, BENSON NOES: NONE ABSENT: CRITES ABSTAIN: InNE u/ =' a K. Hansom, Chairperson eila R. illigan, cretary PALM DESERT REDEVELOPMENT AGENCY AFFORDABLE HOUSING PLAN I. BACKGROUND .Section 33413 of the Redevelopment Law requires that 30% of all new or rehabilitated units developed by the Redevelopment Agency within a project area be affordable by low and moderate income households of which 50% must be reserved for very low income. In addition, 15% of all the new or rehabilitated units constructed within the project area by other public or private activity shall be affordable by low or moderate income households of which 40% must be reserved for very low income households. Each Redevelopment Agency must prepare and adopt an Affordable Housing Plan (AHP) , which analyzes and describes how Section 33413 requirements will be met. II . EXISTING NEEDS ASSESSMENT Within the City of Palm Desert, there are three Redevelopment Project Areas. Project Area No. 1 was created in 1975 and includes the Highway 111/E1 Paseo Commercial corridor. The original area contained only a small 32 lot residential subdivision which was substantially built-out prior to 1975 . There has been no new residential construction or rehabilitation in this neighborhood. In 1981 , Project Area No. 1 was expanded to encompass virtually all areas of the City south of the Whitewater Storm Channel including 90% of the City' s then existing residential neighborhoods . Project Area No. 2 was created on June 27 , 1987 , and included substantial vacant residential land north of Country Club Drive. Project Area No. 3, created on July 17, 1991 , includes a mixture of older residential and industrial uses. The total number of new or substantially rehabilitated residential units constructed within the three Project Areas by public or private entities, other than the Agency, up to January 1, 1992, is 5, 188 . While the Agency has provided rent and mortgage subsidies to very low, low, and moderate income households, it has not been directly involved in the development of any residential units . The following table summarizes residential construction activity, and the corresponding low/moderate income needs for each Project Area: PROJECT AREA #1 PROJECT PROJECT EXPANDED AREA #2 AREA #3 MrALS New Units 4, 013 1, 107 4 5,124 Rehab Units 64 - - 64 TOTAL 4,077 1 , 107 4 5,188 Low/Moderate Requirement 367 100 1 468 Very Low Requirement 245 66 - 311 TOTAL 612 166 1 779 III. FUTURE NEEDS The following table represents a 10-year projection for new residential construction and rehabilitation for each Project Area. PROJECT AREA #1 PROJECT PROJECT EXPANDED AREA #2 AREA #3 TOTAL New Units 867 3,387 292 4, 546 Rehabilitated Units 320 320 TOTAL 1 , 187 3 , 387 292 4, 866 Low/Moderate Requirement 600 106 305 26 438 Very Low 40% 71 203 18 292 SUBTOTAL 178 508 44 730 Existing Need 612 116 1 779 TOTAL 790 624 45 1509 IV. AFFORDABLE HOUSING PLAN Beginning in 1983, the Palm Desert/Redevelopment Agency has pursued a variety of programs to promote housing affordable by low and moderate income households, including density bonus, 2 tax-exempt bond financing, inclusionary zoning, impact fees, land banking, direct loans and rental subsidies . While the Redevelopment Agency has not itself developed housing, agreements with private developers, private non-profit housing corporations, and the Riverside County Housing Authority have produced 749 low/moderate income units, including 289 very low income units. The following analysis describes the existing affordable housing developed in each Project Area and the plan to meet the projected needs for the Year 2003 . PROJECT AREA NO. 1 A. Existing Program Implementation 1 . Rental Assistance Program. The Redevelopment Agency (RDA) through a Housing Assistance Payment Contract (HAP) with the Riverside County Housing Authority (HA) provides rental subsidies to apartment projects owned by the HA. The HA uses HUD Section 8 rules for determining affordable rents and subsidy payments. The following lists HA projects within Project Area No. 1 and the number of units assisted by the RDA Housing Fund. PROJECT VERY LOW LOW MODERATE TOTAL One Quail Place 155 101 92 348 Desert Pointe 29 21 14 64 Pueblos 5 5 5 15 Neighbors 4 5 15 24 Catalina 24 24 24 72 TOTAL 217 156 150 523 2 . Self-Help Housing. The RDA assisted with the Coachella Valley Housing Coalition in a program involving 11 low income households in the construction of their own homes. Each participating household was required to commit at least 40_ hours per week. The RDA provided 11 lots, within the, Palma Village Area, valued at $297, 000 and $43, 278 in direct assistance from tax increment. The Coachella Valley Housing Coalition acted as the general contractor. The California 3 Housing Finance Agency provided $473, 392 . 09 in financing. 3 . Density Bonus Units. Under Government Code Section 65915 and the City' s Senior Overlay Zone, 4 rental projects received density bonuses and are providing 25 low and moderate income units through development agreements with the City. 4. Portola Palms Mobile Home Park Conversion The program involves the purchase of a rental mobile home park by the coach owners association with the ultimate goal of selling the individual spaces to existing residents. The purchase was financed by a $600,000 contribution from the RDA tax increment, $850,000 from the State MPROP, and a $3, 000,000 private interim loan. The program will assist' approximately 40 low and moderate income households. PROJECT AREA #1 SUMMARY VERY LOW LOW/MODERATE TOTAL Year 2003 Goal 316 474 790 Units Developed 222 377 599 Unmet Need 94 97 191 B. Future Program Goals 1 . Rental Rehabilitation and Assistance. Project Area No. 1 contains a significant number of deteriorating rental units currently occupied by low/moderate income households who pay significantly more than 30% of their income on housing. Through direct agreements between the RDA and the current owner, or private non-profit who will purchase these projects, units will be rehabilitated and then added to the Rental Assistance Program. 2003 Goal : 250 units rehabilitated and assist 100 very low; 100 low; and 50 moderate. 2 . Large Family, Single-family Ownership. To meet the needs of low/moderate income families needing 3 and 4 bedrooms, a 161-unit single-family project will be built by a joint venture between a private developer and a private non-profit housing 4 corporation with RDA assistance. The units will be made affordable over a 5-year period through a lease/option contract. Resale provision will ensure occupancy by qualified low/moderate income household in perpetuity. Since there were no available sites within the Project Area for this project, the development will be constructed on 23 acres directly adjacent to the Project Area, and will be assisted with Project Area funds . Groundbreaking is scheduled for July, 1993 with occupancy beginning June 1994 . Year 2003 Goal : 81 low income units; 80 moderate income units. PROJECT AREA NO. 2 A. Existing Program Implementation 1 . Rental Assistance Program a. Las Serenas Senior Apartments . Through a HAP contract with the HA, the RDA provides rental assistance to 67 very low income, 42 low income, and 41 moderate income units with the development. (Although not inside a Project Area, the complex is within . 75 mile of Project Area No. 2 and is assisted with Project Area No. 2 Housing Funds . ) PROJECT AREA #2 SUMMARY VERY LOW LOW/MODERATE TOTAL Year 2003 Goal 269 405 674 Affordable Units Developed 67 83 150 Unmet Need 202 322 524 B. Future Program Goals The RDA owns 133 acres on the north side of the Project Area for the purpose of providing sites for the development of a variety of housing types to meet the needs of the low and moderate income employees working within the Project Area. Sites will be made available to both private for profit and non-profit housing builders for the development of rental and ownership units affordable by very low, low, and moderate income households. The masterplan will also include a public park, a child care center, and neighborhood commercial 5 facilities. Within the planned community, it will be the RDA' s goal to promote the broadest possible balance ,and integration of very low, low, and moderate income households. To achieve the stated 2003 goal, 630 units will be constructed equally divided between the three income groups. PROJECT AREA NO, 3 A. Existing Program Implementation Project Area No. 3 was formed in July of 1991 . There has been no low/moderate units developed since formation. While some market housing is currently under construction, there had been only 4 units completed as of December 31, 1992. PROJECT AREA #3 SUMMARY VERY LOW LOW/MODERATE TOTAL Year 2003 Goal 18 27 45 B. Future Program Goals The Project Area is predominantly made up of discreet single-family neighborhoods and industrial subdivisions. To remain consistent with the existing residential pattern, the 45-unit goal will be achieved through adoption of the single-family ownership, self-help housing program which was successfully completed in Project Area No. 1 . While the former program was designed for low income households, the inclusion of smaller more economical attached units will expand the program to very low income households to meet the 2003 goal . PROGRAM SUMMARY The Year 2003 goal; 1509 units Total Affordable Units Developed; 749 Unmet Need; 760 V. FINANCIAL RESOURCES In the attached program financial spreadsheet, RDA revenues and housing expenditures through 2003 are analyzed. Adequate revenues are available to meet the 2003 goals . 6 N a W M Va.YNr • _Q 7 Y N C I G roao � � 02 g � "� • 3 '� o�����b � r = 3 o o a � #� =: 0 1qI C 2. i T T 0 i `e S IL � V = D s110 • O o p•p T 03 30 Im �a • 4.11tc� � rs O • � � � �•i� P��NlS a :� � 7 L e cl _ i � V a .W. O • S7CISM e�: L • v: my W • oYX - " $2i�S a I8o3Z5b 75 lots# .,` u We $� aeiiaZS O N ilia » - Y aL -y all • pg � =� }��a�R $ Vsit l�;bil L #s� bHOM • » to N P N� � � ! �v ♦N • y■ s Nq � • • • P r r N• y ?�� $ 1 N Y p pQ $ V��g Y N