HomeMy WebLinkAboutGENERAL PLAN AMENDMENT CITY OF PALM DESERT/HOUSING ELEMENT GPA 01-04 2002 _ NOTICE OF DETERMINATION
Negative Declaration
TO: (X) Riverside Co. Clerk/Recorder ( ) Secretary for Resources
P.O. Box 751 1416 Ninth St., Rm. 1311
Riverside, CA 92502-0751 Sacramento, CA 95814
FROM: CITY OF PALM DESERT
73-510 Fred Waring Drive
Palm Desert, CA 92260
SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or
21152 of the Public Resources Code.
Project Title/Common Name: Housing Element Update GPA 01-04
Date of Project Approval: February 14, 2002
State Clearinghouse Number (if submitted): N/A
Contact Person: Tony Bagato, Planning Technician
Project Location: City of Palm Desert
Project Description: General Plan Amendment to the Housing Element of the City's
General Plan.
This is to advise that the City of Palm Desert has made the following determinations
regarding the above-described project:
1. The project will not, have a significant effect on the environment.
2. An Environmental Impact Report was not prepared in connection with this
project.
3. A Negative Declaration was prepared for this project pursuant to the provisions of
CEQA. A copy of the Negative Declaration may be examined at the above city
hall address.
4. Mitigation measures were made a condition of the approval of the project.
5 A statement of Overriding Considerations was not, adopted for this project.
Sign� Y Development Develo ment Director
Date Received for Filing (Please return date-stamped copy in the enclosed envelope.)
Attachment 1
California Department of Fish and Game
CERTIFICATE OF FEE EXEMPTION
De Minimis Impact Finding
Project Title/Location (include county):
Amendment to City's General Plan, adoption of Housing Element. GPA 01-04
City of Palm Desert, 73-510 Fred Waring Drive, CA 92276. Riverside County.
Project Description:
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND GENERAL PLAN
AMENDMENT TO THE HOUSING ELEMENT OF THE CITYS GENERAL PLAN.
Findinqs of Exemption (attach as necessary):
The adoption of the Housing Element represents a continuance of the City's current goals,
policies and programs promoting housing opportunities for all economic segments of the
community. The adoption of this Housing Element will not result in any physical development
of land or destruction of wildlife resources.
Certification:
I hereby certify that the public agency has made the above finding and that the project
will not individually or cumulatively have an adverse effect on wildlife resources, as defined in
Section 711.2 of the Fish and Game Code.
PHILIP RELL DATE
Title: Community Development Director
Lead Agency: City of Palm Desert
Section 711.4, Fish and Game Code
DFG:12/90
CEQA3(1/91)
(OOO)G_J-DODO INVENT uRY NO.
100772
&PALM DESERT DESCRIPTION AMOUNT
P,O, ITEM DESCRIPTION INVOICE
FILING FEES—HSG ELEMENT GPA 01-04 64,00
PLEASE DETACH BEFORE DEPOSITING *******64,00
THE?REASURER OF THE - - (�
W A R. .{N I N G UNION BANK OF CAUFORNiA 100 (7'7
2
,�f�r � ��It�f✓�!�� m .Q 73.785 EL PASEO
O U IJ l"J U Ll U U D���Lt lS :��� T �� FEATURES:ON TRIS PALM DESERT,CA 92260 .
ODCUNENT THEY WMUDE AN AqRq CIAL
' WATERMARK ON THE FRONT 6 BACK t10L0 AT 16-49/1220 ,
RED WAFTING DRIVE.PALM DENIM CA 92260•(T60)3W06tt .. 'AN ANGLE TO VIEW,-HOL.OGRAPHIC FOIL.
.. M"OPRR1T SIGNATURE LINE AND BLEED-THRU ...
. NUMBERING.. AMOUNT
V TO THE ORDER OF: DATE.. CHECK NO
g3�22-L002 100772 $* ; ******64,00
SIXTY FOUR AND 00/100 'DOLLAAs
RIVERSIDE COUNTY CL€RK/RECORDR
P,O, BOX 751'
RIVERSIDE CA 92502-0751 y
lie i007721I■ I: L2 2000 4 9 61: 2L7000046611'
WARNING_VERIFY THIS NO.BLEEDS THRU A PINK COLOR TO THE BACK OF THIS CHECK
v �s � AAA � •
o m D
m
Hpv; O
H vxv
m � � � m Cl mvm
In
v � • N 2 O D Ln
O
p n = d a ,0 C
o o
y
�[
m
d. 6
n
;pr ' m 5 m O
r = sr 0
m
r A
W W a v
C> r r
o tmi ; � z
_ � m
p zr o > r7 (/1VT\X1
rC>
H
a d D p U
c
z 0 z
a Mi
C
r m o z Pr7
Om tri � 3
a m n
rl
rm n z ~m � n
ao T m 7
• o o O M
n 3 Z c�
< < z —�
z m
v rm
m
a O
W
z
m
a O
CL
D �
v O C • `.
z D o )
p z
n
r,
�r
C1 i
?.. ,.
NOTICE OF DETERMINATION
Negative Declaration
TO: (X) Riverside Co. Clerk/Recorder ( ) Secretary for Resources
P.O. Box 751 1416 Ninth St., Rm. 1311
Riverside, CA 92502-0751 Sacramento, CA 95814
FROM: CITY OF PALM DESERT
73-510 Fred Waring Drive
Palm Desert, CA 92260
SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or
21152 of the Public Resources Code.
Project Title/Common Name: Housing Element Update GPA 01-04
Date of Protect Approval: February 14, 2002
State Clearinghouse Number (if submitted): N/A
Contact Person: Tony Bagato, Planning Technician
Project Location: City of Palm Desert
Project Description: General Plan Amendment to the Housing Element of the City's
General Plan.
This is to advise that the City of Palm Desert has made the following determinations
regarding the above-described project:
1. The project will not, have a significant effect on the environment.
2. An Environmental Impact Report was not prepared in connection with this
project.
3. A Negative Declaration was prepared for this project pursuant to the provisions of
CEQA. A copy of the Negative Declaration may be examined at the above city
hall address.
4. Mitigation measures were made a condition of the approval of the project.
5 A statement of Overriding Considerations was not, adopted for this project.
Signa ure Community Development Director
Date Received for Filing (Please return date-stamped copy in the enclosed envelope.)
Attachment 1
California Department of Fish and Game
CERTIFICATE OF FEE EXEMPTION
De Minimis Impact Finding
Project Title/Location (include county):
Amendment to City's General Plan, adoption of Housing Element. GPA 01-04
City of Palm Desert, 73-510 Fred Waring Drive, CA 92276. Riverside County.
Project Description:
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND GENERAL PLAN
AMENDMENT TO THE HOUSING ELEMENT OF THE CITY'S GENERAL PLAN.
Findings of Exemption (attach as necessary):
The adoption of the Housing Element represents a continuance of the City's current goals,
policies and programs promoting housing opportunities for all economic segments of the
community. The adoption of this Housing Element will not result in any physical development
of land or destruction of wildlife resources.
Certification:
I hereby certify that the public agency has made the above finding and that the project
will not individually or cumulatively have an adverse effect on wildlife resources, as defined in
Section 711.2 of the Fish and Game Code.
PHILIP RELL DATE
Title: Community Development Director
Lead Agency: City of Palm Desert
Section 711.4, Fish and Game Code
DFG:12/90
CEQA3(1/91)
� � �' � � ��
r r���k 41 Iz I m �,
d �9�4 i� IVB�411 � VO � '� N�'...
,� u � 'r r��"' ' 7��. -I �fl4ll��nl ��I4t mM,0} y�j�V�llni R�W'�i uuu
�3Ya 4 n ul lu4+lry�u�,C�1�Ifi ull flVr d l��l Ifl�.�IC�ry(I��I�ofl r �fi11��� I �>d nu
r, i -� al A114 la 1u II I rlP<��s Cs��Ir I I�IIIGTaIr II I >'I�If' r.VAR
r �i M III i Il�41r' I�VI u I l l r�I�r�lll4 h71 E°�nl>I�sPl fl�q a
'�4yy >I'^" lm �I� €ILJ� � vc*rG
�:ryF � ,-�1 m��j adojR xi�,l yr n Ati °III Pi I�r�l�dWl��ll'IlellVl�lyullla "
I�gSx r I z IF€ a II it r Ir n�"l �I�4 �FI 1 wa m,,
�J���JI ;'. I u a��ubJ'nu�tlm II�nM41 V� iLL VI�VIl�I II M�ill4 I�i�211s�'hl8kk4 916 a II'�IIr1E
,F urn -:,I 4+40! IINOp om I�V17 Ir 91fl�NIfVI<- W mull n €Ilp Ai,��I�`u�.l]I�I:-
- �' r r �?' 4 tl€I4� � x ¢ �I' r � a m� v
t��y y��okn xpRlr"�Ilyi�'F,Ip�T�V1Fty16�dlll�+NZ��u 11'�II�IV�w'0 �@�+,SII"I�III�'E�tlwml Il��rr �pI R
k� �J� 17 11 911' I ilPi p'�.u��u _ m44rtpfl IinGa�fl�°q p"1T Ibl II 14Y� ., -
v +7'� � � u 'I I I MI �+ _i uf! III yv"� 4V 1 III�lflllflfllRll olrl€WO�a d '
�V� a1 y4 vl F ruflrl'fi r��91 IIr114rIJ'I �17€ y 171rr fl �4pp
��yl �I I�4,nNp���u���V��9s I�II�i I�� yCl Ix r,
��' m aryl II 15 I I ml r
€y rWi-"'�"'.Ir I�'NI Jllm� Rlr�d�d'�1��y RLofll�� �' I�R&v^�N$al I k'� I�'
&IN Til�u 11 � �,Veaal'�r'ull 4141PIV�111'_mI�IfI I� Ffl'A n.. I IM V11�
k�, fi SI mq4€�tl�a�"u IR"� € I�41 4 pflfl_fll ufl4u 4na. I�Ihru� m"
.m� +s i�u�� I µfly Y4VVro Ir ll t I� RD lug I
a i',po I I�d� ��f��lo l I�'74� o u r rPlr
n�[ rd�Ir I rt�'�uflrt uRCti�i#III 1�� n � � III 71 u'�� y I ,,Ik
�4�F�vl r rt. I�� 'u I wul✓klR�rl�'r I u ICI uirtr I µ �3'VR: I I�r II n': I I rr'�,
� �� �I � �V ��m�l�l�l I I II €I', °II�I�I� r "<IIII� I
-.'- '�° k<A� II.'T11� ! � � 11 ilr Ip i i Ir IGofllfl 91� pl�u�Id4Mv u_
flay e.��� +m��Imo'Ltl a o��"�'��'r�'L�I.rI � � �o��"sIf�7PUIT
a"F' r�I.n rl€ �+ II 144m NI fl€f �R I V.�h I r1� V&II., dl II v auJ14 mIVIN'ul€%
mu `� a xN'� I" �
'r4 I�II I I II I II ��h k�NM1�1 f ��Pr'{��hF Ilat 17rV:N r I I
..0 F VIP fLllYd'. I k.ldw �VV P � '��u° I
- '�, r��Ms�'�`�'.ai al la IRI�IVuu4al'€74V4ry 4r it r� I a � ly>N,VI *dlVl�°I aUl ll�ll ld_'IRIWv�IRP
-��„�qu~r�„ +rnl ,,�rmF p,"'1�1�uli��'6 Pu4 I� � Ifi I IIN - NuIIVx-yVV��ll�lil�w'�N^I.I
�I!l� r �h'Py 4� �V I- I
� . .a. �iiic f` I -1j-- - I Ip — I
� I I
y a
�c
COUNTY OF RIVERSIDE
❑ Assessor ASSESSOM ?TTY CLERK-RECORDER ❑O County Clerk-Recorde
4080 Lemon Street 2724 Gateway Drive
P.O.Box 12004 P.O.Box 751
Riverside,CA 92502-2204 p o •�o Riverside,CA 92502-0751
(909)955-6250 r O2 MR 11 PI�p I `+ •s (909)486-7000
o _ °
CITY CLERK'S 0
November 1, 2001
Dear Sir/Madam:
Please find enclosed communication from State of California Department of Fish &
Game which reinstates the fee procedure. I believe the information to be self-
explanatory and therefore will not go into detail concerning the background.
Effective Monday March 11, 1996, the County Clerk-Recorder once again started
collecting fees for the Department of Fish & Game. The fees remain the same for the
Department of Fish and Game. Effective November 1, 2001, the County Clerk fees
have changed from $78.00 to $64.00 (i.e.) $1,250 + $64 = $1,314 for filing Notice of
Determination; $850 + $64 = $914 for filing Environmental Impact Report; and $64 for
Notice of Exemption or Notice of Determination with DeMinimus Impact Finding
attached. A Notice of Preparation of Negative Declaration requires no fee. We would
appreciate, when forwarding your check and documents, that you include three copies
and the original along with two-self addressed stamped envelopes. The inclusion of the
envelopes helps us in returning your documentation more expediently. The
documentation received today requires $ L 00 in order for us to accept
your filing. Thank you for your prompt attenti n.
Ms. Cindy Kohler, Deputy County Clerk from my office, will be in charge of this program
on my behalf. She may be reached at 2720 Gateway Drive, Riverside, CA., 92507.
Mailing address, P.O. Box 751, Riverside, CA., 92502-0751. Her phone number is
(909) 486-7405. She will be able to answer any questions you may have.
Sincerely,
2_ Q�
ary L. Or
Assessor, ounty Clerk-Recorder
,STATE OF CAL FORNIA•7'HE RESOURCPS AGENCY PEfE WRSON Gove,nm
DEPARTMENT OF FISH AND GAME
1416 NINTH STREET
P.O. BOX 944209
SACRAMENTO, CA. 94244-2090
(916) 654-3821
February 22, 1996
Too All Lead Agencies and Interested Persons
Re: Department of Fish and Game ("DFG") Environmental Filing Fees
In June of 1995, DFG advised lead agencies and other interested persons to stop
collecting the above-referenced fees. The decision to stop collecting the fees was made as a
result of litigation that had been filed challenging the constitutionality of the fees. In October,
1995, another case was filed. This case challenged the decision to stop collecting the fees. As
a result of this subsequent litigation, this letter is sent to advise you of a change in the
instructions that were issued in June 1995. To provide you with background information on the
events giving rise to this change, a detailed chronology is attached.
Lead agencies must resume collecting the environmental filing fees effective immediately.
This collection must be made pursuant to Fish & Game Code &711.4 and California Code of
Regulations, Title 14, section 753.5. Nothing in these provisions has changed. At this time,
lead agencies do not need to go back and collect fees that were not paid since the June, 1995
instructions. The fees need only be collected prospectively. If lead agencies need to seek the
retroactive collection of the fees, DFG will provide additional instructions at that time.
If you receive questions about claims for refunds of fees that were previously submitted
either to DFG or to the State Board of Control, please advise interested persons that DFG
continues to hold those claims and will do so until issues about the fees have been finally
resolved. New claims for refunds must be submitted to the State Board of Control, Government
Claims Division, P.O. Box 3035, Sacramento, California, 95812-3035.
Litigation regarding these fees is continuing. In addition, legislative action regarding the
fees is possible. If you would like to be placed on the mailing list for future notices, or if you
have questions, please contact Ms. Robin K. Hughes or Ms. Dawn Eunice at (916) 654-3817.
Thank you for your cooperation.
Sincerely,
/s/CRAIG MANSON
General Counsel
ENVIRONMENTAL FILING FEE CHRONOLOGY
■ In 1991, Mills v Department of Fish and Game et al., Sacramento Superior Court case
number 529928 ("Mills") was filed. This litigation challenged the constitutionality of the
fees that were established by the Legislature (AB 3158 - Costa) for DFG's review of
environmental documents. These fees were codified at Fish and Game Code section
711.4.
■ After a week-long trial in 1994, Judge Jeffrey Gunther issued a tentative ruling in which
he determined that the fees were unconstitutional taxes and that, as such, they had to be
enacted with a two-thirds vote of the legislature to meet the requirements of Proposition
13..
■ Based on the tentative ruling, in June 1995, DFG entered into a settlement agreement
with the Plaintiffs in that case. The settlement included a provision under which DFG
agreed to advise lead agencies to stop collecting the fees. This settlement was embodied
in a Stipulation and Order ("Order") issued by Judge Gunther. Based on this Order,
DFG issued its June, 1995 notice to lead agencies.
■ In October, 1995, the provisions of the Order were challenged in a case titled California
Association of Professional Scientists et al. v Department of Fish and Game et al.,
Sacramento Superior Court case number 95 CS 02523 ("CAPS"). CAPS alleged that the
provisions of the Order that advised lead agencies to stop collecting the fees violated
article III, section 3.5 of the California Constitution. This article, in essence, says that
an administrative agency, like DFG, cannot refuse to enforce a statue based on its
unconstitutionality as determined by a Superior Court. It can only do so based on an
Appellate Court determination. The Plaintiffs in the Mills case intervened in the CAPS
case.
■ After trial in the CAPS case, Judge Gunther restated his view that the fees were
unconstitutional, but he determined that the Order in the Mills case violated article III
of the Constitution and vacated the settlement to the extent that it included a provision
under which the fees were to stop being collected. In addition, he issued a final decision
in the CAPS case that said that the Department must resume collection of the filing fees.
He ruled that collection must be prospective, as well as retroactive from the date of the
Order.
■ DFG has appealed Judge Gunther's decision that the fees must be collected retroactively.
Because of this appeal, the retroactive collection of the fees has been stayed. In addition,
the Plaintiffs in the Mills case have appealed the CAPS decision in its entirety.
However, this appeal does not stay the prospective collection of the fees.
• YI
.YY+YI Y+Y+YY/
l)
N
.n M
i
0
a O
ir
o Q
11- s
SSb1S SH
031H0 3tld
® m N
_ W i N d by O l i
CD Cn N
W
a) N �
W
LU � b t4
rove
CD
au a)U G. m
CD > G w a, ?•
ooM
LU
f!d
41 1
•,A M C r
U r aLLJ
c
O
LU
Y i�'•
W
Uo
N
O
47
Z N
rn
O
U U
OLo
^ o
W O W
w m K
w
cii O �>
Q a cif
M�
RESOLUTION NO. 2109
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM DESERT, CALIFORNIA,
RECCOMMEDING TO CITY COUNCIL APPROVAL OF THE
HOUSING ELEMENT UPDATE AND NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT RELATED
THERETO.
CASE NO. GPA 01-04
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 15th day of January, 2002, hold a duly noticed public hearing to a consider a request
by the CITY OF PALM DESERT for the above mentioned; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act,
Resolution No. 00-24;' in that the Director of Community Development has determined
that the project will not have a significant negative impact on the environment and a
Negative Declaration has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify approval of the
General Plan Amendment:
GENERAL PLAN AMENDMENT:
1. The Housing Element update is consistent with the City's current General
Plan's goals, policies and programs promoting a variety of housing for all
economic segments of the community.
2. The Department of Housing and Community Development has reviewed the
draft Housing Element and determined that all statutory requirements of
State law have been met.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
. the Planning Commission in this case.
2. That General Plan Amendment 01-04 (attached hereto as Exhibit A) and
Negative Declaration of Environmental Impact (attached hereto as Exhibit
B) are hereby recommended for approval to the City Council.
PLANNING COMMISSION RESOLUTION NO. 2109
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 15th day of January, 2002, by the following vote, to wit:
AYES: CAMPBELL, FINERTY, JONATHAN, TSCHAPP, LOPEZ
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
JIM E , C i n
ATTEST:
PHILIP DRELL Secretary
Palm Desert PI nning Commission
z
CITY 01 PHIM 01SINI
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346—o6[ I
FAX: 760 341-7098
info@ palm-desert.oft;
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. GPA 01-04
NOTICE IS HEREBY GIVEN that a. public hearing will be held before the Palm Desert City
Council to consider an amendment to the Housing Element for the General Plan and the
Negative Declaration as it relates thereto.
SAID public hearing will be held on Thursday, February 14, 2002, at 4:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California,
at which time and place all interested persons are invited to attend and be heard. Written
comments concerning all items covered by this public hearing notice shall be accepted up to
the date of the hearing. Information concerning the proposed project and/or negative
declaration is available for review in the Department of Community Development at the above
address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you
challenge the proposed actions in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written correspondence
delivered to the Planning Commission (or city council) at, or prior to, the public hearing.
PUBLISH: Desert Sun SHIELA R. GILLIGAN, City Clerk
February 4, 2002 Palm Desert Planning Commission
ie nixm..nvurenm
73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260-2578
TELEPHONE(619)346-0611 FAX(619)340-0574
April 21, 1992
Mr. Mario Angel
Department of Housing and Community Development
Division of Housing Policy Development
1800 Third Street, Room 430
P.O. Box 952053
Sacramento, California 94252-2053
Re: Palm Desert Housing Element Amendment
Dear Mr. Angel :
The enclosed Exhibit "B" is the adopted amendment to the Palm Desert
Housing Element analyzing at-risk affordable housing. As the amendment
statesi there is only one project, Candlewood Apartments; potentially
subject to loss. All others, including San Tropez, are covered by
development agreements through the year 2015. In response to your
letter of October 31, 1991, I have estimated the cost of acquiring and
subsidizing Candlewood Apartments if the owners choose to terminate the
HUD contract.
I have also included our most recent projections for our entire housing
subsidy program through 2021 . It includes costs on a project by project
basis, subsidy by individual unit type, and available revenues.
While we don't anticipate having to buy Candlewood in the near future,
we plan to acquire and subsidize over 2500 units in the 10 year period.
If you need further information or analysis, please give me a call at
( 619 ) 776-6300 ext. 585.
Sincerely,
PHILIP DRELL
SENIOR PLANNER
/tm
Enclosure
EXHIBIT "B"
G. PRESERVATION OF EXISTING ASSISTED HOUSING
Chapter 1451 , Statutes of 1989 amended Section 65583 of the
Government Code to require analysis and preserve existing
controlled low housing which is at risk of being lost over the next
ten year period ( 2002 ) .
Controlled low and moderate income housing in the City of Palm
Desert falls into three basic categories : 1 ) Inclusionary programs
associated with the Senior Overlay, Affordable High Density Zone
and Government Code 65916 ( some of which are financed with tax
exempt bonds ) ; 2 ) Privately owned, federally assisted new
construction; and 3 ) Local agency, publicly owned and assisted
units .
1 ) Inclusionary Projects - All projects built under City of
Palm Desert inclusionary programs are subject to a recorded
development agreement controlling the required low/moderate
income units for a minimum period of 30 years regardless of
associated bond requirements . Projects approved after 1988
are controlled for the life of the facility with a minimum 30
years . - None of these agreements will expire before the year
2015 . Of the 1071 units built under these programs, the
Riverside County Housing Authority has purchased 534 units and
has made offers on an additional 512 units for inclusion in
the Redevelopment Agency' s rent subsidy program.
2 ) Privately Owned Federally Assisted Projects - The city
contains one private project financed and assisted under the
221( d) ( 4 ) program. Candlewood Apartments located at 74-000
Shadow Mountain Drive is a 30 one bedroom senior project with
26 units subsidized for low and very low income households.
The HUD contract runs through 2018 . The owner has an option
to withdraw from the contract every five years. The next
option year is 1993 . He has no intention of terminating the
contract before 2018 and has agreed to inform the city of any
change in plans . If and when the city was to become aware of
an intention to terminate the contract, the project would be
considered for acquisition as part of the Riverside County
Housing Authority/Redevelopment Agency subsidy program.
The program uses tax exempt mortgage revenue bonds issued by
the Riverside County Housing Authority to purchase existing
projects and build new units which are subsidized by the
Redevelopment Agency according to Section 8 guidelines.
0
Based on similar projects recently purchased by the Housing
Authority, the 1991 market value of Candlewood Apartments is
1 3
S1 . 5 millioi, or S50, 000/unit . An average per unit subsidy of
i S349/month would be required to maintain the existing Section r
8 low and very low income rent schedule. Total RDA housing ;...
revenues for 1991-92 are $3 . 3 million. By the year 2000 ;.
housing revenues are projected to rise to $7. 3 million and
will be capable of subsidizing 2500 very low, low and moderate
income households .
3 ) The Riverside County Housing Authority in p&rtnership
with the Palm Desert Redevelopment Agency currently owns 598
units. By 1995 at least 1359 units will be owned by the
Housing Authority and subsidized by the Redevelopment Agency
for very low, low and moderate households. All units
subsidized by the Redevelopment Agency are required to be
preserved for the life of the project area through 2027 .
l
4
F o -a6 gC a
El E
s : 6 OeS � CC o � 8 o G
. . . _
-------------
N
» v
:
. m
E s � - ._ - gym
»
___ - Y �.a
Z2
_ -
ig
m-s= _ o o . .. -
tv
____-_--
tg
___-______--___________________
• m
» :
•
e
_
d
_m_____-------------
- »
: e
» gym .. a� i '• - � � -
: o
-
o m a
w
e _ o _ 8 L -
m zz
I $
---------- ----- ----
------------ -
--- ---------------- -
r
a
:
W
e
- .
-
» .
•
d
-
_
a
e
• _ o - - ~= a e Sc CCU o v g�'.g G'C S g5
_ _ a
EL
C e
---------- ----- ---------------
o e s 8 $ M ts
---------- ----- ---------------- -
v .: E» X
s C
-------------- -
---------- ----- ---------------- -
---------------- -
E » � v
s
z zog � oae o -sue Igoe vase s
----------- -
- -
s . .. $ - ----- --- -- - �
--
- _ - --------- ------- --
x . .. -
» » . . .
Es i � i 'ss » i 'F - - _ ----------------- --
- - - - -=-=-------------- --- - - - -
a zzs ? ai - - _ -
ss -----------------
Isrc --
° x
: . . . . -=-= ------------- =- -
------------------ --� .
a - ,
--' =-------------- =-s2 i -
»w_ » gym ----------------- --
az lzzz Fi --M -
s . _---- - ------
UM
i . = m ------------ $
- -� s � -- -------------- --
r .
t
r
PALM DESERT REDSVELOPWENT AGENCY 03 Dee-91
PROJECTED NOOSING WHIMSEY
TISCAL YEAR 199111992 THROUGH 2O1712618
TOWN CENTER
Annex Orig PALM VILLAGE APARTMENT AREA 11 TOTAL
PROJECT tl PROJECT Il DEBT SERVICE COMEITNEAT BALANCE AREA 12 AM 13 AVAILABLE
---------------------------------------------------------------------------------------------------------
1991 2,021,689 1,122,311 747,000 0 2,397,003 896,022 A 3,293,025
1992 2,227,380 1,185,453 744,000 A 2,668,833 957,311 77,012 3,703,186
1993 2,397,655 1,269,285 745,000 0 2,921,940 1,014,218 139,782 1,015,970
1994 2,558,759 1,352,300 741,000 0 3,170,059 1,083,261 262,869 4,156,189
1995 2,722,783 1,422,178 710,000 0 3,04,961 1,155,034 218,065 4,808,060
1996 2,913,378 1,567,509 742,000 0 3,678,886 1,270,537 296,557 S,215,981
1997 3,117,311 1,597,959 739,000 0 3,975,273 1,397,591 348,581 S,722,446
1998 3,335,526 1,693,837 741,000 0 1,285,363 1,537,3SO 404,387 6,227,100
1999 3,569,013 1,795,167 112,000 0 1,622,06 1,691,085, 4S7,432 6,770,997
20A0 3,818,844 1,903,195 743,000 0 4,979,039 1,860,191 511,341 7,353,S73 4
2001 1,086,163 2,017,387 113,000 6 S,360,550 2,A46,213 573,538 7,980,361 I
2002 1,372,195 2,138,130 713,000 6 5,767,624 2,250,83S 636,918 8,655,407
2*3 4,678,218 2,266,736 743,000 0 6,201,984 2,475,918 104,868 9,382,770 i
2004 S,0A5,725 2,102,740 713,000 0 6,665,46S 2,723,510 777,611 10,166,S88
2005 5,3S6,126 2,546,901 743,000 0 7,160,036 2,995,861 85S,523 11,011,414 J
2006 5,S70,371 2,648,780 143,000 0 7,176,152 3,205,S71 938,962 11,626,685
2007 5,793,186 2,754,732 713,000 0 7,804,918 3,129,961 1,021,418 12,259,327
2088 6,621,911 2,861,921 0 0 8,889,831 3,670,058 1,115,918 13,675,811
2009 6,265,910 2,979,518 0 A 9,245,428 3,926,962 1,213,791 14,386,181
2010 016,547 3,098,698 0 0 9,615,245 4,081,041 1,318,S16 1S,017,802
2011 6,777,208 3,222,616 0 0 9,999,855 4,217,402 1,130,571 15,677,828
2012 7,048,297 3,351,552 0 0 10,395,849 4317,299 1,558,470 16,367,617
2013 7,330,229 3,485,614 A 0 10,81S,843 4,593,996 1,678,762 17,088,595
2014 7,623,438 3,625,039 0 0 11,248,477 1,711,750 1,816,631 17,812,261
2015 7,928,375 3,170,040 0 0 11,698,416 4,968,860 1,962,91S 18,630,191
2016 8,245,510 3,926,812 0 6 12,166,352 S,167,614 2,124,078 19,454,045
2017 8,575,331 4,077,676 0 A 12,653,006 5,371,319 2,288,243 20,315,568
2018 8,918,344 4,240,783 0 0 13,159,127 5,589,292 2,168,179 21,216,597
2019 9,275,078 t,410,414 0 0 13,685,492 5,812,863 2,660,710 22,159,065
2020 9,646,081 4,S86,831 0 0 14,232,911 6,045,378 2,866,719 23,145,008
2021 18,631,924 1,770,304 0 0 14,802,228 6,287,193 3,087,148 24,176,569
Assusptioas:
1991.1995 Growth equals anticipated new construction plus 4t for all project areas.
Thereafter, growth rates are as follows:
Annex Project 11, 71 1996 to 2005, 41 2006 to 2021.
Original Project 11, 61 1996 to 200S, 41 2006 to 2021.
Project 12, 10t 1996 to 2005, 712106 to 2009, 1t 2010 to 2021.
Project 13, per Rosenov Spevacek Group Inc Project Area 13 Report.
A
3 m
O m N
6 Gf V W nO m r_ d T N N GI V n O O G1 9 OO T O 1 r m T N
T N D O D N A N p. N D P T N ➢ A N D T N D T N A M O �1 A
N J P 3 W n P 3 W N r O 3 N r 2 N r N N r 1n N r m - o n .a O O
P X � - P x O P S T P 2 m P x T . D T I T
j N N S N VI T_ N Z r p A A n r T T
A V T n Q r O J m T_ ' O �-1 O -�
fD O A r D p r V A O T T T p T N I Cm K ~
N 0 n T O O T r 0 z A � A C A 3 A S � ➢ B M
Q m T r N C N VI A D I .N.. ~ r ~ r 13i1 2
d N y Z Z D T
n o b T O O K m m sO o2 n
y
a o' e I n z z
y rt
o » j N N 9 CO
y s
n • a r + 0 .O �# Q .O r 41 m ' m
O S O O O D m D O O v T ➢ j' D D
m 2 O N P V W A W n O N W 3
• G t A Dr_ T T T T D T T
M O 'O D O P D A T .O a ti ` A F � n r m A
O Z H 2 2 r r
-i C O tIl O D O A O D Or n n n n • g -� ~ 2
J y J T D T X m Z m • T K
O y r 2 D Z T
m m A D D T K A 2 Z z Z • T
2 N J y < 9 D O 2 N D a
y l d A Z S y r D T n
IJO n J T m O �.
M O
m ] O 1
l y • A O N T m
n Y T
N y O ^ N O P N O + N r • • y m 1 n
Z � O
S j 2 T v N T v N T O
z Tm
M z m
g i n m - m K a z
N O A (v/'� '� ' • y K 2 G
y D T K 2
j 0 / O O
J Z A
O K
Ot y y N r j S A W a T O O
C W O M T O N O O ///���
m L yV 2 r N On O N n r t r y -1 y S O r
g. V V n �n P a� m wmas mm �
2 A O 0
ti m 2 m N A O 2 A m r Cy r n
O of S O T O O O O 2 3 D K D `�
J m Z O IA O
n n !(}7
i a m N F m
m c .T o
i A c - z Cm om M
1� A •O V A W • y Vl y m a _
A m 3 T m
b O T ti
ly N ; �1 O O ti O ` • y D a r
S e e m o C
O pp O
C 3 0 A K
O NN n m
1]O Sb rmn Zn W zn W Zn W ZnaaTAm T
ro ^ N x j P m � o T � m m a o Ma v n o n z
3 L m L m L m L -� n �
D N P D P T P m P m P • D A
v m ti 3 K n O S n O M n O V n O - m O D O N
O O N r O V O O V O O v O O V O O • N Z S Z C
N N N Z O V 2 O V Z O v Z O V 2 O • T \ m
^ 1 m o a� s. s. y. • T m m
ro a o
OC A A O
i w Zn
no O m O oV mx K azz o
m v
N Z T
O O T C < T < m m n nzH
omy
T A
l I1 T
N r O Vd m my M < H
m v
•• m 3 m a
c ..
0
r m
] N P O O O am am am O O D • a ,
N
-# O
� s
O H r
m m
n r C
N am am O + P P O W O P O N • •O p y
• Z • r N
m 3 • K
m O
0 V
b N
y W ... .O
n # + O
• 2 A
y O Z O n O H • D • O
2 W v N v m K
`o m
H N y�
j m Z
+ a + & + I + o Z i > m �\
O M N Y1 S +t m • p • ~ O �I�o`\�\
N W v w V W V W ' � • z T 1
• m � i
CIIY Rf PH1M 0EStRI
73-510 FRED WARING DRIVE
PALM DESERT,CALIFORNIA 92z60-2578
TEL: 760 346-o61 I
FAX: 760 341-7098
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO.GPA 01-04
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning
Commission to consider an amendment to the Housing Element for the General Plan and the
Negative Declaration as it relates thereto.
COUNTY CLERK
Neg DeclaratiorMc Determination
Fled per P.R.C.21152
POSTED
JAN 02 2002
Removed: a4-0Z_
By. I Dept.
r rie D County of Riverside,state of California
1UfM
JAN n 2002
c. Kottlef
DY oeoupf
SAID.public hearing will be held on Tuesday, January 15, 2002, at 7:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California,
at which time and place all interested persons are invited to attend and be heard. Written
comments concerning all items covered by this public hearing notice shall be accepted up to
the date of the hearing. Information concerning the proposed project and/or negative
declaration is available for review in the Department of Community Development at the above
address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you
challenge the proposed actions in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written correspondence
delivered to the Planning Commission(or city council)at,or prior to, the public hearing.
PUBLISH: Desert Sun PHILIP DRELL, Secretary
December 24,2001 Palm Desert Planning Commission
IIIV OE p H I m 0ESEI� 1
73-510 FRED WARING DRIVE
_ PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-o6i I
FAX: 760 341-7098
info@paim-deserr.org
FAX TRANSMISSION
TO: �El�B�LC DATE: zlyl Z
COMPANY: 77 5ee7— .Sac! FAX: 778-?7.3/
FROM: TONY BAGATO DEPT.: Planning Dept.
Message:
P1�5Ae- IvUISGI.511
# of Pages Including (Cover Page): L
i'nmeox nnnm r.n. I
Resolution No. 02-9
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
I. TO: Honorable Mayor and City Council
11. REQUEST: Approval of a Negative Declaration of Environmental Impact and
General Plan Amendment to the Housing Element of the City s
General Plan.
III. APPLICANT: City of Palm Desert
IV. CASE NO: GPA 01-04
V. DATE: February 14, 2002
VI. CONTENTS:
A. Staff Recommendation
B. Discussion
C. Analysis
VII. ATTACHMENTS:
A. Draft Resolution No. n�_g
B. Planning Commission Resolution No. 2109
C. Planning Commission Staff Report dated January 15, 2001
D. Related maps and/or exhibits
A. STAFF RECOMMENDATION:
Staff recommends that the City Council adopt Resolution No. 02-9 approving
General Plan Amendment 01-4 and the Negative Declaration of Environmental Impact
related thereto.
B. DISCUSSION:
In accordance to State, Housing law the attached draft General Plan Amendment has
been prepared for approval.
The draft Housing Element represents a continuance of the City's current goals, policies
and programs promoting housing opportunities for all economic segments of the
community. The Department of Housing and Community Development has received the
draft Housing Element and determined that all statutory requirements have been met.
The Housing Element is being submitted for approval prior to consideration of the entire
General Plan update to meet mandatory State law deadlines. Given that the entire
STAFF REPORT Resolution No. 02-9
RV 01-04
February 14, 2002
General Plan is being updated then: may be subsequent amendments to the Housing
Element when the General Plan is adopted.
The draft has been reviewed by the General Plan Advisory Committee and unanimously
recommended for approval.
January 15, 2002, the Planning Commission recommended approval of GPA 01-04.
C. ANALYSIS:
A. FINDINGS FOR APPROVAL OF A GENERAL PLAN AMENDMENT:
1. The Housing Element update is consistent with the City's current General
Plan's goals, policies and programs promoting a variety of housing for all
economic segments of the community.
2. The Department of Housing and Community Development has reviewed
the draft Housing Element and determined that all statutory requirements
of State law have been met.
B. ENVIRONMENTAL REVIEW
The Director of Community Development has determined that the project will not
have a significant negative effect on the environment and a Negative Declaration
has been prepared.
Prepared by: Reviewed and Approved:
lt�
TONY BAGATO P ILIP D ELL
PLANNING TECHNICIAN DIRECTOR OF COMMUNITY DEVELOPMENT
Review aryd Concur: 17 Review and Concur:
`,
4,,RICHARD J. FOWERS CARLOS L. 0 EGA
ASSISTANT CITY MANAGER OF CITY MANAGER
DEVELOPMENT SERVICES
2
RESOLUTION NO.02-9
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA,APPROVING THE HOUSING
ELEMENT UPDATE AND NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT RELATED THERETO.
CASE NO. GPA 01-04
WHEREAS, the City Council of the City of Palm Desert, California, did on the 14th
day of February, 2002, hold a duly noticed public hearing to a consider a request by the
CITY OF PALM DESERT for the above mentioned; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act,
Resolution No. 00-24," in that the Director of Community Development has determined
that the project will not have a significant negative impact on the environment and a
Negative Declaration has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify approval of the
General Plan Amendment:
e-
GENERAL PLAN AMENDMENT:
1. The Housing Element update is consistent with the City's current General
Plan's goals, policies and programs promoting a variety of housing for all
economic segments of the community.
2. The Department of Housing and Community Development has reviewed the
draft Housing Element and determined that all statutory requirements of
State law have been met.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That General Plan Amendment 01-04 (attached hereto as Exhibit A) and
Negative Declaration of Environmental Impact (attached hereto as Exhibit
B) are hereby recommends approval to the City Council.
RESOLUTION NO. 02-9
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 14ch day of February, 2002, by the following vote, to wit:
AYES: BENSON, CRITES, FERGUSON, SPIEGEL, BELLY
.NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
G
✓t I Val
RICHARD ELLY, ayor
;A, EST:.
/ SHEILA 12. G16UGAN, , ' Clerk
City of Palm Desert, CalifoFnia
2
TN/City of Palm Desert
's General Plan/Housing Element
HOUSING ELEMENT
PURPOSE
The purpose of the City of Palm Desert Housing Element is to provide the residents,
development community and elected and appointed officials with a clear understanding of the
City's housing needs. In order to achieve the ultimate goal of ensuring that every Palm Desert
resident secures a safe and decent place to live within a satisfactory environment, the Housing
Element promotes a close coordination of housing policies and programs at local, state and
federal levels.
BACKGROUND
The Housing Element functions as an integral part of the City's efforts to manage the
development of incorporated lands, The City balances the need to assure adequate housing for all
current and future residents against the need to provide infimtructure and services. The Housing
Element includes a description of existing housing types, condition of existing units,
overcrowding, overpayment, homelessness, and the demand for affordable housing in the City.
The Element also includes an analysis of the progress made since the drafting of the last Housing
Element,and projections of needs for the next five years.
California Law
California Government Code requires that every City and County prepare a Housing Element as
part of its General Plan. In addition, State law contains specific requirements for the preparation
and content of Housing Elements. According to Article 10.6, Section 65580, the Legislature has
found that:
(1) The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California family is a priority
of the highest order.
(2) The early attainment of this goal requires the cooperative participation of government and
the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.
(3) The provision of housing affordable to low and moderate income households requires the
cooperation of all levels of government.
(4) Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community.
(5) The legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
Housing Element
111-I
Kesowtlon NO. UL-U txnion A
IWCity of Palm Desert
General Plan/Housing Element
(1) To assure that local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2) To assure that cities and counties prepare and implement housing elements which, along
with federal and State programs,will move toward attainment of the State housing goal.
(3) To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
(4) To ensure that each local government cooperates with other local governments to.address
regional housing needs.
Government Code Section 65583 outlines the required content of all housing elements including
identification and analysis of existing and projected housing needs, and a statement of goals,
policies, quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. Specific requirements include the following:
(1) An assessment of housing needs and an inventory of resources and constraints relevant to
the meeting of these needs. The analysis should include population and employment
trends; documentation of household characteristics; inventory of land suitable for
residential development; governmental and other constraints to new housing
development; analysis of any special housing needs and an assessment of existing
affordable housing developments.
(2) 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 objectives
of the housing element in order to meet the housing needs of all economic segments of
the community.
Evaluation of Existing Housing Element Goals and Policies
The last Housing Element Update was adopted by the City Council in December of 1989, and
certified by the Department of Housing and Community Development as meeting the
requirements of the law. The last Housing Element presented a "Five Year Program Summary"
which specified the programs in which the City would participate during that planning period.
The Summary is presented below, and each Program's effectiveness is discussed.
Housing Element
Il(d
"Amur r�
TN/City of Palm Desert
General Plan/Housing Element
I. Neighborhood Quality. Public Infrastructure Rehabilitation and Conservation
A. PROGRAM: Completion of all remaining residential infiasttucture.
Scope: 2,373 units
Cost: $15,000,000
Source: Redevelopment Agency,Tax Assessments
Agency: Redevelopment Agency/Public Works
Completion Date: July, 1989
The City issued bonds to fund the construction of streets, storm drainage and sanitary sewer
improvements in 1988. The bond issue successfully completed the program. Further activity is
not necessary.
B. PROGRAM:Residential Rehabilitation Loans.
Scope: 200 units
Cost: $250,000
Source: Redevelopment Agency
Agency: Redevelopment Agency/Building and Safety
The Redevelopment Agency has assisted 28 very low income households and 18 low income
households. The program has been successful, and continues to be implemented It should be
maintained in the new planning period In addition, there is a need for rehabilitation funds being
applied to multi family projects. Such a program will be considered in the new planning period
C. PROGRAM: Certificate of Conformance
Scope: Estimate 100 units
Cost: None
Agency: Community Development/Building&Safety
The program was successfully implemented A total of 83 legal non-conforming units were
rehabilitated and given certificates of conformance. The program shall remain in the City's
Municipal Code as an option available for future use.
D. PROGRAM: Town Center Apartments.
Scope: Rehabilitation of 64 low income apartments
Cost: $2,500,000.00
Agency: Redevelopment Agency, Department of Building and Safety, Riverside County Housing
The project, now known as Desert Pointe, was purchased from the County of Riverside for
SJ,095,000, and rehabilitated by the Redevelopment Agency, and is assured of affordability in
perpetuity.
E. PROGRAM: Mobile Home Park Conservation.
Scope: 191 units
Cost: $6,400.000.00
Agency: Redevelopment Agency, Riverside County Housing Authority
Housing Element
Ill-;
Resolution No. 02-9-- — Exhibit"A"
TN/City of Palm Desert
General Plan/Rousing Element
The Agency assisted 47 residents in purchasing their spaces at the Portola Palms Mobile Home
Parr and has thereby ensured their affordability. The affordability restrictions are for 30 years.
The Indian Springs Park was not purchased as planned In addition, the City implemented a Rent
Control Ordinance for mobile home parks, and continues to maintain this ordinance at this time.
The protection of rents at mobile home parks is an important component of their on-going
affordability. The on-going preservation of mobile home spaces will continue to be implemented
through the City's Redevelopment Agency, as projects become available.
II. Reduced Cost and Price for New Construction
A. PROGRAM: Affordable High Density Rental Employee Housing.
Scope: 366 very low income units
366 low income units
366 moderate income units
1,100 Total Units
Cost: Construction$60,000,000
Annual subsidy: $2,480,000.00
Source: Redevelopment Agency, Riverside County Housing Authority, Commercial
Development Housing Mitigation Fees
Agency: Community Services, Redevelopment Agency, Public Works, Building and
Safety,Riverside County Housing Authority.
The Agency has purchased and/or rehabilitated 745 rental units during the previous planning
period at a total expenditure of more than $45,000,000. These units were in multiple projects,
and were funded through Agency funds, bond issues, and other means, as follows:
Pueblos Apartments: 8788,000
Las Serenas: $8,330,000
Taos Apartments: $800,000
Neighbors Apartments: $1.540,000
Desert Pointe: $3,095,000
One Quail Place: S25,095,000
Catalina Apartments: $2,761,300
Santa Rosa Apartments: $400,000
The purchase of all of these units except the Santa Rosa Apartments occurred in 1998. Santa
Rosa was purchased in 1995. Prior to that time, the Redevelopment Agency subsidized the
County Housing ,authority for the period from 1991 to 1998 for a total of S20,400,349. These
subsidies ensured that the properties were properly maintained, and remained affordable to very
low, low and moderate income households. The Agency continues to look at projects for
purchase in the new planning period.
Housing Element
III-J
^' Lnl IIYII /1
s
TN/City of Palm Desert
General Plan/HoWing Element
B. PROGRAM: Ownership Mortgage Assistance.
Scope: 56 units eligible for low interest loans.
Cost: $5,000,000
Source:Riverside County
Agency: Riverside County
The, County First Time Homebuyers Program continues to be accessible to residents of palm
Desert. Since 1995, 17 loans have been made in the City. in addition, the City issued bonds to
fund the construction of the Desert Rose project, which provides ownership housing for 161 low
and moderate income households. The City subsidized closing costs and wrote down purchase
prices for eligible families for a total subsidy of$5,434,037. The City also underwrote the
marketing of the project, and supplied the land,for a total additional contribution of$5,931.625.
Altogether, the City invested$11,365,662 into the Desert Rose project.
C. PROGRAM: Self-Help Housing.
Scope: 12 assisted single family homes
Cost: $320,000
Source: Redevelopment Agency, California Self-Help Housing Program, HCD,
California Housing Finance Agency.
Agency: Coachella Valley Housing Coalition, Redevelopment Agency,Department of .Building
The City assisted in the development of 17 single family self-help homes, located in various
neighborhoods throughout the City. These included 11 units built through the Coachella Valley
Housing Coalition, 2 units built through Habitat for Humanity, 2 units built through Building
Horizons, and 2 units on Rebecca Lane built through the Agency. The project was successful,
and should be maintained for the new planning period
D. PROGRAM: Manufactured Housing.
Scope: 241 units within new parks and implementation of state laws against
discrimination within single family zones.
Cost:None
Agency: Community Development
The Portola Country Club project includes a total of 499 manufactured housing units available
for sale to senior households. The City has also implemented state law regarding non-
discrimination. The continued implementation of manufactured housing options appears to have
limited value at this time, due to the affordable cost of construction for traditional housing.
E.. PROGRAM: Senior Housing Overlay.
Scope: 600 congregate care units
50 very low income apartments
100 lower income apartments
150 moderate income apartments
Cost: $1,000,000
Source: Private developer inclusionary requirements and in-lieu fees..
Agency: Community Development.
Housing Element
1[t-5
Resolution No. UZ-y Exhibit"A"
TN/City of Palm Desert
General Plan/Housing Element
469 congregate care beds were constructed during the previous planning period. No new
restricted apartments were constructed by private parties. The Agency has acquired, however,
the Las Serenas, Pueblos and Catalina Gardens apartments for senior households in the low and
very low income categories. The senior overlay has been implemented has generated a total of
252 units, and should be maintained in the new planning period-
F. PROGRAM: Senior Second Unit
Scope: Zoning standards permitting second units on single family lots rentable to
residents over 60 years of age.
Cost: None
Agency: Community Development.
The City implemented the zoning ordinance standards. The standard should be maintained in the
new planning period, as it provides for affordable housing for senior households.
G. PROGRAM: Homelessness.
Scope: Financial assistance to valley shelter
Cost: $10,000
Agency: Riverside County Housing Authority/Catholic Charities.
The City funded 515,000 annually until 1998 ($5,000 for the Coachella Valley Rescue Mission,
and$10,000 for Catholic Charities). In the 2000-2001 fiscal year, the City contributed$25,000
to the Coachella Valley Rescue Mission. The City is now considering the use of Community
Development Block Grant funds for these projects.
H. PROGRAM: Federal Section 8 Rent Subsidies.
Scope: 58 assisted households
Cost: unknown
Agency. S. Department of Housing and Urban Development.
There are currently 75 Section 8 households in the City. The program should be maintained, as it
provides valuable assistance to lower income households.
.. Housing Element
111-6
1
IN/City of Palm Desert
General PkWHousing Element
DEMOGRAPHIC INFORMATION
In order to understand the housing needs of the residents of Palm Desert, it is important to first
look at the make up of the community and its demographics.
I "
REGIONAL SETTING
This section of the Housing Element contains relevant demographic, household, and socio-
economic data. This information is primarily based on data provided in the 1990 U.S. Census of
Population and Housing, the California Department of Finance and the City of Palm Desert.
The City of Palm Desert is located in the Coachella Valley, in eastern Riverside County. The
County experienced extremely rapid growth in the 1980's. County population grew from
663,923 in 1980 to 1,110,000 in 1990, an increase of 67%. The California Department of
Finance finther estimates that population in the County rose to 1,473,307 in 1999.
Historic and Current City Population
The U. S. Census estimated a population of 23,252 in Palm Desert in 1990. The population was
further estimated at 38,766 in 2000, representing an average annual increase of just under 6%.
Population by Age Group and Ethnicity
Table 1 presents the number of persons in various age ranges and the percent of total population
for each group.In 1990,the City's median age was 42.3 years,representative of the high number
of retired persons who have been attracted to the Coachella Valley.
Table 2 lists the ethnic distribution for Palm Desert in 1990.
Table 1
_ Age Distribution
Age Number % of Total
Under 18 3,984 17.1%
18-24 1,856 8.0%
25-44 6,636 28.6%
45-64 5,375 23.1%
65+ 5;401 23.2%
Total 23,252 100%
Source: 1990 U.S. Census
Housing Element
Ill-7
RU5V1Ur1Un NU. UL-V r-tnlolt m
TN/City of Palm Desert
General Plan/Housing Element
Table 2
Ethnic Characteristics, 1990
Number % of Total
White 21,240 91.40/9
Black 223 1%
Native American 104 .4%
Asian& Pac. Islanders 421 1.8%
Other 1,264 5.40/6
Total 23,252 100%
Hispanic 3,196 13.7%
Note: the ethnic population numbers may seem distorted because the U.S.
Census does not consider Hispanic ancestry to be a race. For this reason, some
Hispanics choose to list themselves under the classification for other races.
Source: 1990 Census of Population and Housing
More recent analysis shows that although the City remains predominantly Caucasian, there has
been an increase in minority population, as shown in Table 3, below. This is representative of
the trend throughout Southern California.
Table 3
Ethnic Characteristics, 1997
Number % of Total
White 37,196 96.4%
Black 359 .9%
Native American 189 .5%
Asian&Pac. Islanders 861 2.2%
Other N/A 0%
Total 38,605 100%
Hispanic 5,836 15.1%
Note: the ethnic population numbers may seem distorted because
the U.S. Census does not consider Hispanic ancestry to be a race.
For this reason, some Hispanics choose to list themselves under the
Classification for other races.
Source: The Desert Sun dated 3/30/98
Household Size and Income
The City had a total of 10,588 households in 1990. In 2000, the Department of Finance estimated
16,131 households, a 52% increase in ten years.
The 1990 Census identified a median household income in the City of$37,315, slightly higher
than the County median income, which stood at $36,000 for the same time period. The following
Table lists the number of households in each income range in 1990.
Housing Element
Ill-S
TN/City of Palm Desert
General Plan/Housing Element
Table 4
Household Income Distribution, 1990
Income No. of 11I1 % of Total
$ 0-4,999 355 3.40/6
5,000-9,999 542 5.1%
10,000-14,999 771 7.3%
15,000-24,999 1,683 15.9%
25,000-34,999 1,531 14.5%
35,00049,999 1,972 18.60/9
50,00-74,999 1,758 16.6%
75,000-99,999 801 7.6%
100,000+ _ 1,175 11.1%
Total 10,588 100%
Source: 1990 U.S. Census
Employment and Major Employers
The Census data also provided information on employment distribution in 1990. Of a total
workforce of 11,623, the largest sectors for employment were retail trade and services.
Table 5
Employment by Industry,1990
Industry No.of % of Total
Employees
Agriculture/Forest(Fish 234 2.0%
Mining 11 0.1%
Construction 963 8.3%
Manufacturing, Durables 298 2.6%
Manufacturing,Non-Durables 235 2.0%
Transportation 263 2.3%
Communications/Pub. Utilities 256 2.2%
Wholesale Trade 340 2.9%
Retail Trade 2,755 24.0%
FinancelR.E./Insurance 1,237 10.6%
Business/Repair Service 680 5.9%
Personal Services 1,117 9.6%
Entertainment/Recreation 700 6.0%
Health Services 835 7 2%
Educational Services 756 6.5%
Other Prof. Services 667 5.7%
Public Administration 246 2.1%
Source: 1990 Census
The City s current major employers are listed in Table 6.
Housing Element
111-9
RGSVIUUVII IVV. UL-.7 C]CI IIUIi H
TN/City of Palm Desert
General KWHousing Element
Table 6
Major Employers—1999
Employers Number of Empl
Westfield Shopping Town 2,750
Marriott's Desert Springs 1,800_
College of the Desert 500
Robinson-May Company 350
Sunrise Company 325
Macy's 75
Foundation of the Retarded 75
J.C. Penney's 33
Waste Management of the Desert . 150
U.S.Filter 133
City of Palm Desert 126
Source: City of Palm Desert Redevelopment Agency
The retail and service sectors continue to be a major source of employment for residents of the City.
Housing Characteristics
The 1990 Census showed a total of 18,248 housing units in the City in 1990.
Table 7
Housing Characteristics-1990
Units in Structure Number
Single Family, detached 5,581 .
Single Family, attached 6,472
2-4 Units, Multi-family 2,035
5-9 Units, Multi-family 1,022
10 or more Units, Multi-family 1,752
Mobilehome Trailer 1,179
Other 207
Total 18,248
Source: 1990 Census
The State Department of Finance has updated this data annually, and released the following in
January of 2000.
Housin__Element
III-10
wvw,wawn ,mow. v�-w GAlflull r%
TN/City of Palm Desert
General Plan/Housing Element
Table 8
Housing Characteristics-2000
Units in Structure Number
Single Family, detached 11,143
Single Family, attached 9,961
2-4 Units,Multi-family 2,383
5+ Units,Multi-family 4,192
Mobile homes 1,203
Total 28,882
Source: State Department of
Finance
The greatest growth in housing type has occurred in the single family home area, continuing the
City's historic trend as a suburban community. It is important to note that in addition to rapid
growth,the above numbers also reflect annexations undertaken by the City during the last ten
years.
Age of Housing Stock
The City's housing units are relatively new, with only 42%being over twenty years old in 1990,
as demonstrated in the Table below.
Table 9
Age of Housing Units
Year Built No of Units % of Total
3-90-3-00 2,939 13.9%
1989-3-90 1,276 6.0%
1985-1988 3,219 15.2%
1980-1984 4,779 22.6%
1970-1979 5,219 24.6%
1960-1969 2,422 11.4%
1950-1959 995 4.7°/a
1940-1949 270 1.3%
Before 1940 68 0.3%
Total 21,187 100%
Source: 1990 U.S.Census,Citv of Palm Desert
Vacancy Status
The 1990 Census showed a total of 7,653 of the City's total 18,248 housing units to be vacant,
for an overall vacancy rate of 41.9%. Correcting for seasonal or recreational units, which are
considered vacant by the.Census but are not available or used for permanent occupancy, the
vacancy rate decreased to 11.6% in 1990.
Housnut Element
Ill-11
Kesowtlon NO. u[-a txnlblt-X
TN/City of Palm Desert
General Plan/Housing Element
Table 10
Vacancy Status— 1990
Unit Type No.of Units % of All
Vacant Units
For Rent 873 11.4%
For Sale 448 5.9%
Rented or Sold, not occupied 119 1.5%
Seasonal, Recreational or
Occasional Use 5,531 72.3%
For Migrant Workers 1 .01%
Other Vacant 681 8_9%
Total 7,653
Source: 1990 Census
The vacancy rate had increased slightly in ten years, to 44.14%, with an estimated 16,134
units occupied.by permanent residents. If adjusted for seasonal homes, which represented
appmximately 72%% of vacancies in 1990, the vacancy rate in the City can be estimated in
2000 to be 12.4%.
Housing Tenure
Housing tenure for occupied units only in 1990 is shown in Table 11.
Table 11
Housing Tenure—1990
Unit No. of Units %
Owner Occupied 6,770 63.9%
Renter Occupied 3,825 27.1%
Total 10,595 100%
Source: 1990 Census
Overcrowding
The State Department of Housing and Community Development (HCD) has set the standard
of 1.01 persons per room as the criteria for defining "overcrowded" housing conditions.
Overcrowding is one of the specifically identified issues that must be addressed in the
Housing Element. High rents and home prices in some communities limit low income persons
from obtaining homes with adequate space or bedrooms. The following Table represents the
range of persons per room in the City's housing units in 1990.
Housing Element
III-I?
TN/City of Palm Desert
General Plan/Housing Element
Table 12
Overcrowding, 1990
Persons/Room No. of HH
Owner-Occupied Units
0.50 or less 5,635
0.51 to 1.00 1,021
1.01 to 1.50 75
1.51 to 2.00 26
2.01 or more 13
Renter-Occupied Units
0.50 or less 2,427
0.51 to 1.00 1,046
1.01 to 1.50 177
1.51 to 2.00 97
2.01 or more 78
Source: 1990 Census
Based on this. data, a total of 466 households in Palm Desert were overcrowded. This
represents approximately 7.8% of occupied housing units in the City in 1990. Of the total
households overcrowded, 352 were renters and 114 were owners.
Housing Values
The 1990 Census estimated values for owner-occupied single family homes in the City. These
are listed in Table 111-13.
Table 13
Values,Specified Owner-Occupied
Housing Units, 1990
Value Number
$14,999 or less 5
$15,000 to 34,999 11
$35,000 to 59,999 41
$60,000 to 99,999 639
$100,000 to 149,999 1.363
$150,000 to 199,999 1,016
$200,000 or more 2.072
Source: 1990 Census
The median housing unit value in 1990 was $172,600. For renters, the median contract rent at
,that time was $616.00. Current housing values and rental rates are further discussed below.
Housing Element
IIF13
rNubuiuuun tYu. Ve__W GXtttoti--/.k
TN/City of Palm Desert
General Plan/Housing Element
LAND INVENTORY
Table 14 shows the available residentially designated land in the City which is located within
one mile or less of all necessary services and infrastructure (including water, electric power,
telephone and City roadways). The Table also calculates the maximum number of units which
could be generated within this zoning district.
Table 14
Vacant Residential Land,2000
Potential
Designation Acreage Units
R-1
(3 d.uJacre) 197.98 594
R-1-M Residential
(5 d.uJacre) 40.1 201
R-2
(7 d.uJacre) 12.08 85
R-3
(18 d.uJacre) 17 306
P-R-5 Planned Residential
(5 d.uJacre) 958.66 4,793
P-R-6 Planned Residential
(6 d.uJacre) 1.15 7
P-R-7 Planned Residential
(7 d uJacre) 18.86 132
P-R-17.5 Planned
Residential(17.5 d.u./acre) 34.44 603
Total 1,280.27 6,721
City of Patin Desert Planning Department Land Use Inventory,2000 GIS
Database.
Multi-family residential units are permitted by right in the Medium Density and High Density
land use designations. In addition, the City has implemented overlay zoning for affordable and
senior projects, which when applied provides applicants with further density and special
standards. There are no limits to the potential density for such projects. Therefore, the potential
units in the R-2, R-3 and PR-17.5 zoning districts could increase substantially if these lands were
proposed for affordable housing.
The City's Regional Housing Needs Assessment for 1998-2005 totals 444, Based on the Table
above, there is both sufficient land and a sufficiently broad variety of densities to provide
housing of all types and in all income ranges. In the R-3 and PR-17.5 zoning districts alone, a
total of 909 multi-family units are possible, without the implementation of the above-referenced
affordable housing overlays. The City of Palm Desert has designated more than sufficient land to
meet its housing need for the planning period. Please also refer to the discussion of Quantified
Objectives, below.
Housing Element
Ill-14
LAI11WII A
TN/City of Palm Desert
General Plan/Housing Element
EXISTING AFFORDABLE HOUSING PROGRAMS
There are a number of projects and programs available in Palm Desert which provide a variety of
services to the City's residents. In addition, regional, state and federal programs can also be
accessed within the community. This section of the Housing Element provides a summary
programs available by a number of agencies.
of
City Programs
The City has focused its redevelopment funds on the production of new units, the rehabilitation
of existing units„ and has developed a single family Home Improvement Program. The Home
Improvement Program provides loans or grants tailored to the household's income to improve an
existing housing unit. Grants can range to $12,500, and loans up to$25,000.
The City's Redevelopment Agency provides a wide range of services for City residents. These
services are designed to implement fair housing policies and procedures and to provide
information concerning minority rights under existing fair housing laws. Three new assistance
programs have been developed for implementation in 2001,as follows:
Mortgage Subsidy Program: Very low, low and moderate income owners of single family
homes, condominiums and mobile homes may receive assistance if their mortgage payment
exceeds 30% of their income. Assistance will be provided directly by the Redevelopment
Agency. In exchange for the assistance,the home owner will be required to enter into a recorded
agreement with the Agency assuring affordability of the home for the period required by law.
Rental Subsidy Program: Owners of single family homes, condominiums, mobile homes or
apartments who rent to very low, low and moderate income tenants may receive direct rental
payment assistance from the Agency. The owner must, in exchange for the assistance, enter into
a recorded agreement with the Agency assuring affordability of the rental units for the period
required by law.
Homebuyers Program: The Agency will provide assistance to'very low, low and moderate
income persons in the form of low interest loans to be applied to down payment, non-recurring
closing costs, reduction of the interest rate on the first trust deed, or any other cost associated
with the purchase of a home, condominium or mobile home.
The City's projects are discussed further under"Affordable Housing Projects"
County and Federal Programs
There are numerous programs available to provide rental assistance and to encourage the
construction of new affordable housing. The following programs are available in the City of
Palm Desert:
Housing Element
III-I5
Resolution No. 02-9 1=xhlblt"A"
TN/City of Palm Desert
General Plan/Housing Element
Section 8 Housing Assistance: The Riverside County Housing Authority provides HUD Section
8 rental assistance to lower income renters within the City. The Authority subsidizes 75
households in the City.
Senior Home Repair Program: The County implements a program which allows qualifying
households to receive grants for repairs to their single family units. Loans can be applied to a
wide range of projects,including sewer hook-ups and roof repairs,up to$35,000.
First Time Homebuyers Program: The County operates this program for qualified households,
to assist in the purchase of a home. Loans are in the form of silent seconds, and cover expenses
such as down-payments and escrow costs.
AFFORDABLE HOUSING PROJECTS
The City of Palm Desert Redevelopment Agency purchased 8 housing projects in the previous
planning period in the City to provide a wide range of housing for lower income residents. The
following affordable housing projects are available in the City.The current mix of tenants is also
provided,but changes periodically,based on the applications received
Agency Owned Apartments
One Quail Place provides 384 one and two bedroom apartments available to all income ranges.
There are 92 very low, 95 low and 152 moderate income households currently living in the
complex.
Desert Pointe is a 64 one and two bedroom unit project which currently houses 29 very low
income households, 6 low income households, and 29 moderate income households.
The Pueblos provides 15 2 bedroom units to very low income senior households.
Neighbors Garden Apartments have a total of 24 2 bedroom units, 15 of which are rented by
very low income households, 8 of which are low income tenants, and one is rented to a moderate
tenant
Catalina Gardens provides 72 studio and one bedroom apartments to 40 very low, 11 low and
17 moderate income senior households.
Las Serenas Apartments has 150 one bedroom units rented to 56 very low income, 28 low
income and 64 moderate income seniors.
Taos Palms provides 16 two bedroom units to 13 very low and 3 moderate income households.
These units are available for victims of domestic abuse_ as long term transitional housing,
Santa Rosa Apartments provides 20 very low income units.
Housing Element
ltl-16
TN/City of Palm Desert
General Plan/Housing Element
Affordable Ownership Projects
Desert Rose is a 161 units single family project restricted for a period of 30 years to purchasers
in the very low, low and moderate income categories. The project includes 24 very low income,
105 low income and 32 moderate income households, Facilities within the project include
community recreation and daycare.
The Rebecca Lane Homes are two single family homes with resale restrictions for low income
households.
Coachella Valley Housing Coalition constructed a total of l 1 homes restricted to very low(3)
and low (8) income households, and purchased through low interest loans and sweat-equity
programs-
Habitat for Humanity constructed 3 single family homes, which are restricted to very low
income households,and were purchased through low interest loans and sweat-equity programs.
Building Horizons homes were built as part of a vocational high school program, and provide
two single family homes for low income households,with 30 year resale restrictions.
Other Affordable Projects
San Tropez Apartments has 512 one and two bedroom units, of which 51 are available to low
income households, and 52 to moderate income households, for a total of 103 units made
available through the City's Density Bonus Program. The balance of the units are available to
market households.
Laguna Palms has a total of 48 studio, one and two bedroom units restricted to 24 very low and
24 low income households.
Candlewood Apartments is a senior and disabled project which has 26 one bedroom units' for
13 very low and 13 low income households.
Summary of Affordable Housing Projects
Altogether, the City owns 745 multi-family housing units, available to 341 very low, 330 low
and 354 moderate income households. In addition, there are 37 very low and 37 low income
restricted multi-family units owned by private parties.
Housing Element
111-1 7
eso ti Ion NO.UZ-ta txnlblt A"
TN/City of Palm Desert
General Plan/Housing Element
CONSTRAINTS TO THE DEVELOPMENT OF HOUSING
A number of governmental,environmental and other constraints can affect the provision of
affordable housing ,in any community. This section of the Housing Element reviews 'these
potential constraints,and analyses whether constraints exist in Palm Desert.
Governmental Constraints
Permit Processing
The City of Palm Desert has adopted a rapid processing system which assures that all
applications are processed efficiently. The City allows for the concurrent processing of all types
of applications, and an applicant with a complete application can secure Planning Commission
approval in 3 months or less. The City's timelines for application processing are not a constraint
to development.
Application Fees.
The City's Community Development Department fee schedule is depicted below. Clearly, these
fees are not a constraint to the development of housing.
Table 15
City of Palm Desert
Planning Department Fees
Permit Type Fee
General Plan Amendment $ 500.00
Change of Zone 325.00
Architectural Review(single family home) 15.00
Conditional Use Permit or Precise Plan 140.00
Environmental Assessment 30.00
Tentative Tract Map 250.00 +2.50 per
lot/$1,000 max.
Parcel Map 50.00
Source: City of Palm Desert, 2000
The City Council may waive fees for affordable housing projects.
General Plan and Zoning Ordinance Constraints
The Land Use Element of the City's General Plan allows for density ranges of 1 to 18 units per
acre. In addition, the City has implemented a Second Unit Senior District and Senior Housing
Overlay District in its Zoning Ordinance, which allow an additional rental unit on a single family
lot, and higher density for senior projects, respectively. The City has also implemented a density
bonus program for projects which commit to income restrictions, as implemented at the San
Tropez Apartments, and a senior overlay which allows additional units for senior-restricted units.
The increased densities available under these overlays vary. but have no pre-set limits, providing
e -,reatest possible flexibility to the development community.
Housing Element
III-Is
TN/City of Palm Desert
General PhdHousing Element
Other provisions in the Zoning Ordinance impact the cost of housing in the City. Development
standards can increase the costs of construction, and thereby increase the cost of the home to the
buyer.The City's development standards are listed in Tables 16 and 17.
Table 16
Residential Development Standards
Minimum Area Requirements for Residential Zones
Use Livable Area in Parking Required
Sq.Ft.
Single Family 1,000 2 spaces
Studio & 1 Bedroom Apt. 600 2 spaces, 1 covered
2 Bedroom or more Apt. 800 -2 bdrm 2 spaces,
1,200 -3 bdrm 1 covered
Source: City of Palm Desert Zoning Ordinance
Table 17
Minimum Development Standards for Residential Zones
Standard R-1 R-2 R-3
Units per Acre 5 7 18
Lot Area 8,000 sq. 8. 8,000 sq. Ft. 10,000 sq. Ft.
Lot Width 70 feet 70 feet 90 feet
Lot Depth n/a 100 feet 100 feet
Building Lot Coverage 35% 50% 50%
Common Area N/A N/A 300 s.f1unit
Building Height 1 story/18 feet 22 feet 22 feet
Source: City of Palm Desert Zoning Ordinance
The tables above illustrate that the development standards in the City do not represent an over-
restrictive condition,and are not a constraint to development of affordable housing.
Projects including new residential construction are normally required to install all necessary on
and off-site improvements, including a half-width of the paved width of the street, concrete
curbs, sidewalks, water connections and sewer connections. Roadway standards for local or
neighborhood streets which allow parking on both sides of the street have paved width of 40 feet.
Infrastructure improvements are in place in most locations within the City limits.
Building Code Requirements
The City enforces the Uniform Building Code (UBC), as do communities throughout California.
When the UBC is updated, the City updates its implementing ordinance accordingly. The City
cannot adopt standards that are less stringent than the UBC. Imposition of the UBC does not
unduly impact the cost of housing in Palm Desert in comparison to any other community in the
S late.
Housing Element
111.19
Kesowtlon No. UZ-U t_xnlDlt H
TN/City of Palm Desert
General Plan/Housing Element
Building Permit Fees
The City charges fees for the review of building plans and the inspection of residential structures
under construction. These fees are intended to recoup the City's costs associated with these
activities. In addition, school districts throughout California charge a fee of$2.05 per square foot
of residential construction to offset the costs of providing new schools.
The City's Building Department has prepared a typical building permit fee for a single family
residence with a valuation of$164,150.00 (including a two car garage and 200 square foot patio
cover). Transportation Uniform Mitigation Fee (TUMF) fees for new construction provide
exemptions for affordable housing projects.This estimate is provided below.
Table 18
City of Palm Desert
Typical Single Family Building Permit Fees
Permit Type Fee
Plan Check Fee $457.28
Construction Tax 800.00
Building Permit Fee 703.50
Microfilm Fee 21.00
Job Valuation Fee 4115
Strong Motion Instrumentation Program Fee 16.42
Art in Public Places 410.38
Transportation Uniform Mitigation Fee 794.31
Total Building Fee 3,244.14
Source: City of Palm Desert,2000
Fees will similarly be charged for multi-family residential projects, based on valuation of the
project. Permit fees vary due to a number of factors, but can be expected to be about $1.80 to
$2.10 per square foot. In addition, developers are required to pay fees to other agencies, over
which the City has no control. These include fees for water and sewer connection, and school
fees. These fees are imposed on all development in the City and throughout the Coachella
Valley, and have not impacted development of housing in Palm Desert or elsewhere in the
Valley.
Finally, the City Council has the ability to waive or defer fees for affordable housing projects, as
demonstrated in Policy 5 on page 32 of this document.
Code Enforcement
The Code Enforcement process can result in the loss of affordable units. Conversely, however,
the Code Enforcement Department provides protection to renters and homeowners from issues of
public health and safety. The Code Enforcement Department in Palm Desert works closely with
the Housing Manager's office to coordinate areas which require assistance, particularly with
health and safety issues. The Housing Manager coordinates repairs through the Home
lm -rovement Program, and establishes the grant or loan to assist the household in making
•*ep.. The City is also considering establishing such a program for multiple family residential
�c
Housing Element
111-20
TN/City of Palm Desert
General Plan/Housing Element
ECONOMIC CONSTRAINTS
Non-governmental constraints to affordable housing in the City include the cost of land, cost of
construction, and cost of financing. The geography of the Coachella Valley dictates that these
factors are more regional than City-specific-
Land Costs
The cost of land is an important component of housing costs. The rapid increase in land costs
throughout Southern California has pushed up housing costs simultaneously. Land in the
Coachella Valley has been, and remains, relatively affordable compared to other Southern
California markets, but increased demand for housing due to population growth will continue to
put pressure on land costs.
Land in Palm Desert can range from $30,000 to$40,000 for an in-fill improved residential lot, to
$160,000 per acre for a larger parcel of land. With a maximum potential density of 18 units per
acre,this represents a maximum potential cost per unit of$5,500 assuming that no density bonus
is involved in the project
Construction Costs
Construction costs are the result of thy current costs of labor,materials,and short-term financing.
Single family construction costs are estimated to range between $50 and $100 per square foot
depending on home design and materials selected. Multi-family construction costs range from
$40 and $75 per square foot, again depending on design. The median sale price for a single
family home in 1998 in the City was $155,000, according to the California Association of
Realtors.
Financing Costs
Financing costs impact both the purchase price of the unit and the home:buyers ability to
purchase. Interest rates fluctuate in response to national factors. Currently relatively low(g%to
9%), they can change significantly and substantially impact the affordability of the housing
stock. There are no known mortgage deficient areas in the City. Financing for both construction
and long term mortgages is available subject to normal underwriting standards.
PHYSICAL CONSTRAINTS
Maintenance of Housing Stock
As housing units age, they become more expensive to maintain. Housing units over 30 years of
age can become a burden to the owners, as costs for repairs rise. In Palm Desert, there are 3,755
housing units built before 1970, representing 18% of the City's total housing stock. These units
may require continued attention to remain viable housing units. Please note that housing units
added to the City's inventory through annexations are not represented in this Table.
Housing Element
111-21
mesoluilon no. uc-u tXnlDlt-A:"
TN/City of Palm Desert
General Plan/Housing Element
Table 19
Age of HousinE Units _
Year Built No. of Units I % of Total
3-90-3-00 2,939 13.9%
198973-90 1,276 6.0%
1985-1988 3,219 15.2%
1980-1984 4,779 22.6%
1970-1979 5,219 24.6%
1960-1969 2,422 11.40/9
1950-1959 995 4.7%
1940-1949 270 1.3%
Before 1940 68 1 0.3%
Total 21,187 100%
Source: 1990 U.S.Census,City of Palm Desert
ENVIRONMENTAL CONSTRAINTS
Seismicity
The City of Palm Desert occurs south of the San Andreas Fault The City is classified as zone III
and IV in the Uniform Building Code for seismic activity. The UBC imposes certain standards
for construction in these zones, which may add to the overall costs of housing. These standards,
however, are necessary for the public health and safety, and are common throughout the Valley
and California. The standards required to protect the City's residents from seismic hazards is not
considered a constraint to the provision of housing.
Housing Element
III-_2
TN/City of Palm Desert
General P1filousing Element
HOUSING NEEDS
Existing Need
Although the Regional Housing Needs assessment included analysis of each community's
existing need,the California Department of Housing and Community Development has indicated
that the existing need analysis was to be used as a guide in identifying and establishing
appropriate programs and policies. The analysis determined that the City should have a total of
15,292 housing units,well below the 28,882 currently occurring in the City.
The 1998-2005 Regional Housing Needs Allocation
i The Regional Housing Needs Assessment was prepared by SCAG. The following table lists the
1998-2005 allocation for the City of Palm Desert.
Table 20
Future Housing Needs by Income
Category, 1998-2005
Units
Very Low Income 77
Low Income 67
Moderate Income 85
High Income 215
Total Units Needed 444
SPECIAL HOUSING NEEDS
There are households with identifiable special needs, as defined by California law for which the
City must plan. These groups include single parent households, farmworkers, the handicapped
and the elderly. Each special needs category is discussed in greater detail below.
Farmworkem
The 1990 Census showed a total of 217 persons employed in agriculture in Palm Desert in 1990.
The changing economy, and the elimination of agricultural lands in the City is likely to have
reduced that number further. Year 2000 Census data is likely to show a much smaller number of
persons employed in agriculture living in the City.
Homeless
Homelessness is a difficult issue to quantify. The homeless are generally mobile, often crossing
from one city or county into another. The mild winter climate in the Coachella Valley may
attract the homeless in those months. Hot summer temperatures encourage the homeless to seek
daytime shelter in air conditioned public places such as libraries, malls, and other public
buildings.
The primary provider of services to the homeless in the Coachella Valley is Catholic Charities, a
_.nn '-refit. nondenominational organization. Catholic Charities staff reports that the reasons for
"r:_ ness include sudden job loss, illness and lack of medical insurance, family break-ups,
;al job layoffs or reduction in hours. Catholic Charities and the County Housing
Housing Element
❑1-23
eso u Ion No. - — t=xnlblt"X
TN/City of Palm Desert
General Plan/Housing Element
Authority operate a 40 bed emergency shelter for homeless families. The shelter is located in
Palm Springs,but serves the entire Coachella Valley region.
i Shelter From The Storm is a battered women's shelter located in the Coachella Valley. Women
and their children generally stay up to 45 days. The Shelter provides three meals a day,
counseling and other services.
Other homeless individuals not served by the facility at Nightingale Manor include the mentally
j ill, those with chemical dependencies, and those who voluntarily choose a transient lifestyle.
These individuals may be served by the Coachella Valley Rescue Mission, located in Indio, or by
the Emergency Cold Weather Shelter, located at the National Guard Armory in Indio, in the
winter months- These facilities provide only emergency shelter and do not deal with the causes
of homelessness.
There is currently a shelter for women in the City of Palm Desert.
The City's Zoning Ordinance permits homeless shelters and similar facilities in the R-3 and
Planned Residential District zones. The review process for shelters is typical of any conditionally
permitted land use, and includes issues associated with site planning, ingress and egress, and
land use compatibility with adjacent land uses. A transitional housing project will be evaluated
under.the criteria utilized to evaluate any multi-family housing project to the greatest extent
possible. Such standards are reviewed and implemented for all ,types of uses in cities in
California and do not represent a constraint to such development
The Elderly
In 1990, the City had 5,401 persons over the age of 65, representing 23.21/9 of the population-
These seniors were in a total of 3,762 households. The Census further indicated that there were
2,842 owner-occupied senior housing units, and 816 renter-occupied housing units.
Affordability can be an issue of special concern to the elderly, who are often on fixed retirement
incomes. In addition, the elderly may require assistance with housekeeping, maintenance, and
repairs to remain in their own homes as long as possible. Special design features that may be
needed include elimination of barriers such as steps and the provision of recreational and social
amenities for the elderly.
The City of Palm Desert has a number of facilities for the elderly, including several board and
care facilities which house elderly persons who require some level of medical care. The City is
also home to several nursing care facilities, including the Carlotta, with 192 beds; Manorcare
Health Services, with 178 beds; and Monterey Palms, with 99 beds. The City's seniors also live
in its mobilehome parks, as discussed below.
Handicapped
The 1990 Census identified 1,023 persons in the City with disabilities, of which 639 were
persons over the age of 65. No data is currently available which correlates disability to income,
and not all disabling conditions impact an individual's income or housing needs. Many
.. Housing Clement
V 1❑-24
• •• L/ I IIYI, /1
TN/City of Palm Desert
General Plan(Housing Element
disabilities, however, lead to special housing needs such as ramps, wider doors and hallways,
lower cabinets and countertops, and grab bars.
The Americans with Disabilities Act (ADA) requires that all new multi-family construction
include a percentage of units accessible to the handicapped. The City of Palm Desert Building
Department requires compliance with these standards as part of the Building Permit review and
inspection process.
AIDS
The Desert AIDS Project(DAP)has 50 clients who live in Pam Desert. Although other residents
may be HIV-positive, most DAP clients have progressed into the symptomatic stages of the
disease. As the disease progresses, persons with AIDS (PWA's) often become unable to work,
lose their source of income, and lose their medical insurance. Housing affordable to low income
people,including group homes and hospice care,become special housing needs of PWA's.
Large Families
The 1990 Census indicates there were 646 households with five or more members in the City.
The Census further indicated that 354 of these households lived in owner-occupied housing
units, and 284 lived in renter occupied housing units. Large families have a special need for
three,four, or more bedroom units. The Census also identified a total of 1,003 housing units with
4 or more bedrooms. No data is available regarding the relationship of these larger units to
affordability.
Single Parent Families
1990 Census data indicates there are 114 single parent families in the City, 51 with a male head
of household and 63 with a female head of household. Single individuals with dependent
children need housing which is both affordable and located close to daycare facilities and
schools.
Affordable Units at Risk
Only one project in the City qualifies as being "at risk."The 26 unit Candlewood Apartments has
a 5 year contract with the Department of Housing and Urban Development to remain affordable,
and could opt out at the end of each of these contract renewals. Provisions should be made by the
City to safeguard these units, should their affordability be threatened.
Riverside County Income Limits
The 2001 median income calculated for Riverside County for a family of four is $49,900. This
is used to calculate very low(50% of median) and low (80% of median) incomes for use in State
and federal subsidized housing programs.
Housing Element
❑1-25
Resolution No. 02-9 Exhibit"A"
TN/City of Palm Desert
General Plan/Housing Element
Table 21
Affordable Housing,Income Limits
County of Riverside,2001
#of Annual
Persons Income Standards
Very Low Median Moderate
Low
1 . $17,450 $27,950 $34,950 $41,950
2 $19.950 $31,950 $39,900 $47,900
3 $22,450 $35,950 $44,900 $53,900
4 $24,950 $39,900 $49,900 $59,900
5 $26,950 $43,100 $53,900 $64,700
6 $28,950 $46,300 $57,900 $69,500
7 $30,950 $49,500 $61,900 $74,300
8 $32,950 $52,700 $65,850 $79,050
Source: California Department of Housing and Community
Development,Income Limits for Riverside County,2001
Households Overpaying for Housing
The Census estimated the number of households overpaying for housing in 1990 in the City.
Overpayment is defined as paying more than 30% of a household's income toward the provision
of shelter. 1,978 renter-occupied households were paying more than 30%of their income toward
housing expenses in 1990,while 2,209 owner-occupied households were paying more than 30%
of their income toward housing expenses. Of these owner-occupied households, 679 were senior
households.
Preservation of Mobilehome Parks as an Affordable Housing Opportunity
Traditionally, mobilehome parks have provided an affordable housing opportunity, particularly
for senior citizens. Mobilehome parks will have a positive impact on the City's lower income
residents, and their ability to find affordable housing.The City has a total of 1,203 mobile homes
currently. Table 22 provides a listing of the City's mobilehome parks, and their representative
rental rates.
Table 22
Representative Mobilehome Park Rental Rates in Palm Desert,2000
Senior Only Monthly Rental
Project Name total units)
Indian Springs (191) Yes $ 380-600
Palm Desert Mobile Estates (142) No 282-330
Silver Spur (219) No 424-485
Suncrest(760) Yes 398-676
Portola Palms (142) No Ownership
Source: Terra Nova Planning & Research, Inc. 2000
Housing Element
111-26
TN/City.of Palm Desert
General Plan(Housing Element
Apartment Rental Rates
The median monthly rental rate for Palm Desert was $616 in 1990. Based on the 300% gross
household income standard, a monthly income of$1,850, or annual income of $22,200, was
needed to afford a rent of$616 per month. In order to gauge the affordability of housing in the
City currently, a telephone survey of representative projects was conducted.
Table 23
Representative Apartment Market Rental Rates in Palm Desert,2000
Project Name Unit Market Restricted
(total units) Size Rental Rental
Rate Rate
Candlewood(26) 1 Bdrm $400.00
Catalina Garden(72)* Studios $428.00 $227-523
1 Bdrm $525.00 $233-549
Country Club Estates (141) 1 Bdrm $575.00
Desert Oasis(320) Studios $365.00
1 Bdrm S695-720
2 Bdrm $730-965
3 Bdrm $995-1,075
Desert Pointe(64)* Studios $465.00 $227-523
I Bdrm $550.00 $233-549
2 Bdrm $635.00 $288-683
Golden Oaks(16) 2 Bdrm $650.00
Laguna Palms(48) Studios $410.00
1 Bdrm $500.00
2 Bdrm $600.00
Las Senmas(150)* 1 Bdrm $500.00 $233-549
Neighbor's Garden (24)* 2 Bdnn $600.00 $288-683
One Quail Place(384)* 1 Bdtm $640.00 $233-549
2 Bdrm $690-725 $288-683
Palm Desert Apartments(248) Studios $495.00
t Bdrm $550-575
2 Bdrm $595.00
Palm Desert Palms (40) 2 Bdrm $695-725
Palm Lake Village(220) 1 Bdmt $750-850
2 Bdrm $825-925
Panorama(58) 1 Bdrm $595.00
The Pueblos(15)* 2 Bdtm $312.00 $202-312
Rancho Vista(42) 2 Bdrm $800.00
3 Bdrm $1,000.00
San Tropez Villas (512) 1 Bdrm $705.00
2 Bdrm $837.00
Taos Palms (16)* 2 Bdrm $615.00 $241-615
Villa del Sol(32) 2 Bdrm $675.00
* Units owned by the City of Palm Desert
Clearly, the City's market rate rental housing is at a level which represents an affordable housing
opportunity for most households. A very low income family of 3, based on the 1000 income
Housing Element
111-27
Keso"ufio—n-mo-. OZ=,J txhlblt"A"
TN/City of Palm Desert ,.
General Plan/Housing Element
limits shown in Table 21, above, would be able to afford an apartment at $534.00 per month. A
low income family of 4 could afford up to $948.00 per month. This results in most families being
able to afford the market rate apartments in the City without assistance.
Energy Conservation
Energy conservation is particularly important in the Coachella Valley, due to the extreme
summer heat. Title 24 and Building Code regulations require energy efficiency in all new
construction of housing through design features, insulation, and active solar devices. When
evaluating energy efficiency standards above and beyond the State-mandated Title 24, local
jurisdictions must balance the increase in the cost of housing with the reduction in monthly
utility bills for the user.
The City's development regulations,building regulations and General Plan enforce the standards
required in Title 24, as well as providing encouragement for the use of energy efficient
construction techniques.
QUANTIFIED OBJECTIVES
Table 24
Quantified Objectives Matrix, 1998-2005
Income Category Very Moderate
Low Low lHah Total
New Construction 77 67 85 215 444
Rehabilitation 50 65 35 0 too
Conservation 5 5 1 01 01 10
REDEVELOPMENT AGENCY FUNDING
In order to achieve the quantified objectives shown above, the .Redevelopment Agency must
make certain that adequate funds are available to assist in the development of housing. The
Redevelopment Agency receives approximately $7,000,000.00 annually in housing set-aside
funds. Of these funds, approximately $3.5 million is allocated to debt service. An additional
$700,000 annually is required for administration and other expenses. The Agency has projected
that the following projects will be funded during this planning period.
Santa RosaIl Substantial Rehabilitation: $1,000,000.00
City Land/162 Multi-Family & 117 Single
Family Ownership New Construction: $14,876,802.00
Single Family Rehabilitation: $8,100,000.00
Multi-Family Rehabilitation: $2,500,000.00
New Affordable Senior Project: $2,000,000.00
Self Help Housing: $750,000.00
Housing Element
111-28
-----------
Mcity of Palm Desert
General Plan/Housing Element
279 City Sponsored Units
As shown above, the Agency has committed $14,876,802.00 to the construction of.162 multiple
family units on land it owns, 154 of which will be available for very low income households, and
8 to low income households. An additional 117 single family for-sale affordable units are also
t planned as part of this project Entitlements have been secured for both the multi-family units
and the adjacent 117 residences. The project has been approved by the Agency, and financing is
currently 2001 under way. The development a City developer
� Y( ) Y• p agreement between the Ci and the develo r of
the project commits the City to pursuing alternative financing to ensure that the project is built
within this planning period, if the tax credits for which the developer has applied are not secured.
In addition, the Agency may facilitate the issuance of tax exempt multi-family bonds for both
new construction and acquisition and rehabilitation. Two such projects under negotiation by the
Agency at this time (2001) include the purchase of 141 apartments on California Street, to be.
i made available to 36 very low, 70 low and 35 moderate income households; and the
development of a 20 unit apartment project on Santa Rosa Way, to include 5 one bedroom and
15 2 bedroom units. These units would be available to 10 very low and 10 low income
j households.
Finally,two privately funded projects are currently(2001)under way:
• The first will result in 612 apartment units to be built in two equal phases. The project is
located on Rovley Lane, between Cook Street and Portola. The first phase will be completed
in November of 2002, and will include 31 units restricted to low income households. The
second phase will be completed in December of 2003, and will add another 31 units
restricted to low income households.
• The second project, to be constructed on California Street, will result in 76 senior units, 8 of
which will be restricted to low income households, and 7 to moderate income households.
The project will be complete in October of 2001.
The implementation of these projects is the focus of the goals, policies and programs which
follow.
PUBLIC PARTICIPATION
The City held a number of workshops and public hearings in reviewing this Housing Element.
These included:
• A public workshop held by the Housing Commission, which was advertised in the newspaper
and through the posting of flyers at each of the City's affordable housing projects.
• A public workshop before the City's General Plan Advisory Committee.
• Hearings before the Planning Commission and City Council, which were fully noticed in the
City's adjudicated newspaper, posted at City Hall and the City's affordable housing projects,
as well as mailed notifications which were sent to the Coachella Valley Housing Coalition,
Habitat for Humanity, and the Riverside County Housing Authority.
Housing Element
III<9
RCJUIUl1U11 IVU. UL-.7 - -
W/City of Palm Desert
General Plan/Housing Element
HOUSING GOALS,POLICIES AND PROGRAMS
GOAL 1
A variety of housing types that meet all of the needs for all income groups within the City.
GOAL 2
The preservation and maintenance of the high quality of the City's affordable housing supply.
Policy 1
The creation of new and the preservation of existing affordable housing projects shall be
encouraged in all areas of the City.
Program 1.1
The Agency shall pursue development of 162 rental and 117 ownership units west of Cook
Street, between 42nd Avenue and Merle, as an affordable family project. Of the 162 rental units,
154 shall be restricted to very low income households, and 8 shall be restricted to low income
households.
Responsible Agency: Redevelopment Agency
Schedule: 2002-2005
Program 1.2
The Agency shall continue to implement the Self Help Housing program, and shall identify 20
households to be assisted by the program in this planning period.
Responsible Agency: Redevelopment Agency
Schedule: 2003-2004
Program 13
The Agency shall continue to subsidize existing affordable housing units in the City, including
apartment units it owns now and in the future.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Program 1.4
The Agency shall maintain the existing resale restrictions and other subsidies on the Desert Rose
project.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Program 1.5
The Agency shall maintain ownership of its 745 existing rental housing units in order to assure
long term affordability for these projects.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Housing Element
111-30
TN AY of Patin Desert
General Plan/Housing Element
Policy 2
The City shall continue to strive to meet the State-mandated special shelter needs of large
families, female headed households, single parent families, senior citizens, handicapped and
homeless individuals and families, and shall consider including units for such households in its
projects.
Program 2.1
,The City shall continue to enforce the provisions of the Federal Fair Housing Act Information
on the Fair Housing Act, as well as methods for responding to complaints, shall continue to be
available at City Hall in the Director of Housing's office. Complaints requiring action under the
Fair Housing Act shall continue to be referred to the County's Fair Housing Office in Palm
Springs. The Housing Director shall continue to provide the name, address and nature of the
complaint to the Fair Housing Office when inquiries are made at Palm Desert City Hall.
Responsible Agency: Director of Housing,Redevelopment Agency
Schedule: On-going
Program 2.2
The City shall work with the Senior Center and other appropriate agencies in assisting whenever
possible in the housing of handicapped residents, through participation by the Redevelopment
Agency.
Responsible Agency: Redevelopment Agency, Senior Center
Schedule: On-going
Program 2.3
The R-3 and Planned Residential districts in the Zoning Ordinance shall be amended to allow
emergency shelters and transitional housing as a.conditional use.
Responsible Agency: Community Development Department
Schedule: 2003
Program 2.4
The City shall review the standards required for.the review of emergency shelters and
transitional housing, and ensure that they encourage and facilitate their development
Responsible Agency: Community Development Department
Schedule: 2003
Program 2.5
The City shall encourage local organizations. such as the Coachella Valley Rescue Mission,
Martha's Village and Catholic Charities, to apply to the City for the assignment of CDBG funds
for homeless services.
Responsible Agency: City Manager's Office
Schedule: 2001-2002
Housing Element
111-31
t;2SOIUt1ohNo. W-9 txhlbd 'X'
TN/City of Palm Desert
General Plan/Housing Element
Program 2.6
The City shall encourage the acquisition of existing mobile home parks by non-profit agencies or
organizations, in order to preserve their affordability.
Responsible Agency:Redevelopment Agency, City Manager's Office
Schedule: On-going
Policy 3
The City shall continue to utilize resale and rental restrictions, applicant screenings, and other
appropriate mechanisms established as conditions of approval in order to preserve affordable for
sale housing units for the long term.
Program 3.1
The City shall keep in regular contact with the Riverside County Housing Authority to ensure
that Section 8 housing assistance within the City is actively pursued. At least 50 households
should be assisted every year.
Responsible Agency: Housing Manager
Schedule: On-going
Program 3.2
Should the Candlewood Apartments opt-out of their HUD contract, the City shall actively
participate in the identification of a potential buyer to maintain affordability for this project The
Redevelopment Agency will also assist these organizations in securing financing.
Responsible Agency: Redevelopment Agency
Schedule: As needed
Policy 4
The Redevelopment Agency shall annually allocate funds to eligible projects as they are
presented to the Agency for review and consideration, in conformance with its Five Year
Implementation Plan.
Policy 5.
The City Council shall consider, as an additional incentive, the reduction, subsidizing or
deferring of development fees to facilitate the development of affordable housing.
Policy 6
The City shall continue to address the needs of the senior population in the development of
housing.
Program 6.1
The City shall maintain the Senior Housing Overlay District and the Second Unit Senior Housing
standards in the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: On-going
Housing Element
111-32
V.I.I IIMII /'l
TN/City of Palm Desert
General Plan/Housing Element
Program 6.2
The Agency shall begin to develop plans for a senior housing project during this planning period.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2003-2004
Program 6.3
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Redevelopment Agency, Cornmunity Development Department
Schedule: On-going
Policy 7
The City shall implement the State's density bonus law.
Policy 8
The City shall encourage the rehabilitation of existing housing units.
Program 8.1
The Agency shall annually fund the Single Family Rehabilitation Program, and shall assist 25
households each year.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2001, On-going
Program 8.2
The Agency shall establish and fund a multi-family residential rehabilitation program, and assist
30-40 multi-family units during the planning period.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2003-2004
Policy 9
The City shall maintain the Rental Subsidy Program, the Mortgage Subsidy Program and the
Homebuyers Program.
Policy 10
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Policy 11
Encourage energy conservation through the implementation of new technologies, passive solar
site planning and enforcement of building codes. Please also see the Energy and Mineral
Resources Element.
Housing Element
Ill-;3
RESOLUTION NO. 02-9
a •
EXHIBIT B
Pursuant to Title 14, Division 6, Article 6 (commencing With section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: GPA 0"4
APPLICANTIPROJECT SPONSOR:
City of Palm Desert"
73-510 Fred Waring Drive
Palm Desert, CA 92260
PROJECT DESCRIPTIONILOCATION:
1) Approval of the City's Housing Element. The Housing Element update is
consistent with the Citys current General Plan's goals, policies and programs
promoting a variety of housing for all economic segments of the community.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study has been attached to document the reasons in
support of this finding. Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
i
2-14-02
PHIL DRELL DATE
DIRECTOR O COMMUNITY DEVELOPMENT
'I
I
eTeTa nc n e my raev nAxne r.,,.,._
DEPARTMENT OF HOUSINr AND COMMUNITY DEVELOPMF'`-T WNG ,t
Division of Housing Policy Dev�wpment °
1 goo Third Street Room 430 st F
P.O.Box 952053 °O�0
Sacramento.CA 94252-2053 �•BE`�'
(916)323-3176/FAX(916)327-2643
E-mail:cahouceQhcd.ca.gov
IZECEIVEI)
JUN - 4 2002
May 22, 2002
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF PALM DESERT
Mr. Carlos L. Ortega, City Manager
City of Palm Desert
73-5 10 Fred Waring Drive
Palm Desert, California 92260
Dear Mr. Ortega:
RE: Review of the City of Palm Desert's Adopted Housing Element
Thank you for submitting Palm Desert's adopted element received for our review on
March 18, 2002. As you know, we are required to review adopted housing elements and report our
findings to the locality pursuant to Government Code Section 65585(h).
As you know, our October 29, 2001 review found the City's revised draft element adequately
addressed the statutory requirements of housing element law. Since the adopted element is
substantially the same as the draft, we are pleased to find the adopted element in full compliance
with state housing element law (Article 10.6 of the Government Code).
Our finding of compliance is conditioned on the redevelopment agency(RDA)commitment of low-
and moderate-income (L&M) funds to subsidized the construction of housing for lower-income
households in specific projects. The subsidies provided by the RDA, are targeted to accommodate
Palm Desert's regional share need of 77 very low-, and 67 low-income households for the 2000-
2005 planning period. The extensive subsidies are necessary to accommodate Palm Desert's
regional housing need because of the City's low residential densities. The City should monitor the
development of the planned 162 multifamily units on agency owned land. If fewer assisted units
are developed or any of the projects are not constructed, or the projected income levels of residents
in the proposed developments change, the element will need to be.amended to provide adequate
sites commensurate to the City's remaining regional share need. The City should report on the
status of these units in the annual general plan progress reports required pursuant to Government
Code Section 65400.
We appreciate the City's efforts to develop a housing element that complies with State law and
addresses the City's serious housing needs and unique conditions. We wish Palm Desert much
success in implementing its housing element. If you should need any assistance in the
implementation of your housing programs, please contact Mario Angel, of our staff, at
(916) 445-3485.
Mr. Carlos L. Ortega, City Manager
Page 2
In accordance with their requests pursuant to the Public Records Act,we are forwarding a copy of this
letter to the individuals listed below.
Sincerely,
Ala��
Cathy Er Creswell
Deputy Director
cc: Nic Sauviat Criste, Terra Nova Planning&Research Inc.
il Drell,Planning Manager, City of Palm Desert
Mark Stivers, Senate Committee on Housing& Community Development
Catherine Ysrael, Supervising Deputy Attorney General, AG's Office
Terry Roberts, Governor's Office of Planning and Research
Kimberley Dellinger, California Building Industry Association
Marcia Salkin, California Association of Realtors
Marc Brown, California Rural Legal Assistance Foundation
Rob Weiner, California Coalition for Rural Housing
John Douglas, AICP, Civic Solutions
Deanna Kitamura, Western Center on Law and Poverty
S. Lynn Martinez, Western Center on Law and Poverty
Alexander Abbe, Law Firm of Richards, Watson &Gershon
Ruben Duran, Law Firm of Neufield, Jaffe &Levin
Dara Schur,Protection &Advocacy, Inc.
Jonathan Lehrer-Graiwer,Attorney at Law
Ana Marie Whitaker,California State Poly—Tech University
Karen Warner,P &D Consultants
David Booher, California Housing Council
Jose Rodriquez, California Rural Legal Assistance
Minh Tran, Inland Counties Legal Services
Rose Mayes, Fair Housing Council of Riverside County, Inc.
Joe Caneras, Southern California Association of Governments
Won Chang, Attorney at Law,Davis and Company
Jacob Lieb, Southern California Association of Governments
James A. Ragsdale, JRA Planning Consultants
r J� RECEIVED
:STATE OF CALIFORNIA-THE RESOURCES AGENCY JUN 18 2002
DEPARTMENT OF FISH AND GAME
ENVIRONMENTAL FILING FEE CASH RECEIPT COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF PALM DESERT Receipt# 200200405
Lead Agency: CITY OF PALM DESERT Date: 04/25/2002
County Agency of Filing. Riverside Document No: 200200405
Project Tide: HOUSING ELEMENT UPDATE GPA 01-04
Project Applicant Name: CITY OF PALM DESERT Phone Number:
Project Applicant Address: 73-510 FRED WARING DR, PALM DESERT CA 92260
Project Applicant Local Public Agency
CHECK APPLICABLE FEES:
❑Environmental Impact Report
❑Negative Declaration N,
❑Application Fee Water Diversion(State Water Resources Control Board Only)
❑Project Subject to Certified Regulatory Programs
X❑County Administration Fee $64.00
❑X Project that is exempt from fees(DeMm mts Exemption)
❑Project that is exempt from fees(Notice of Exemption)
Told/Received $64.00
Signature and title ofperson receiving payment
Notes.' s—
t "DECEIVED
NOTICE OF DETERMINATION JUN 18 2002
Negative Declaration
ENT DEP
TO: (X) Riverside Co. Clerk/Recorder O Secretary for We"
SecretaryTY
P.O. Box 751 1416 Ninth St., Rm. 1311
Riverside, CA 92502-0751 Sacramento, CA 95814
FROM: CITY OF PALM DESERT
73-510 Fred Waring Drive
Palm Desert, CA 92260
SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or
21152 of the Public Resources Code.
Project Title/Common Name: Housing Element Update GPA 01-04
Date of Project Approval: February 14, 2002 RIVVERSIDE COUUNNTY D
State Clearinghouse Number (if submitted): N/A APR 2 5 2002
Contact Person: Tony Bagato, Planning Technician //gqGARYpLgqORSO
Protect Location: City of Palm Desert 1,.�1'�BRXAR— C. p*
Project Description: General Plan Amendment to the Housing Element of the City's
General Plan.
This is to advise that the City of Palm Desert has made the following determinations
regarding the above-described project:
1. The project will not, have a significant effect on the environment.
2. An Environmental Impact Report was not prepared in connection with this
project.
3. A Negative Declaration was prepared for this project pursuant to the provisions of
CEQA. A copy of the Negative Declaration may be examined at the above city
hall address.
4. Mitigation measures were made a condition of the approval of the project.
5 A statement of Overriding Considerations was not, adopted for this project.
Sig Community Development Director
Date Received for Filing (Please return date-stamped copy in the enclosed eW )CLERK
Nag DedaradoMft Detemtlndtlon
Filed per P.R.C. 211S2
POSTED
APR 2 5 2002
MAY 2 8 2002
Remo V —
By: Dept.
County of RNerwe, State of CaRion is
Attachment 1
California Department of Fish and Game
CERTIFICATE OF FEE EXEMPTION
De Minimis Impact Finding
Project Title/Location (include county):
Amendment to City's General Plan, adoption of Housing Element. GPA 01-04
City of Palm Desert, 73-510 Fred Waring Drive, CA 92276. Riverside County.
Project Description:
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND GENERAL PLAN
AMENDMENT TO THE HOUSING ELEMENT OF THE CITY'S GENERAL PLAN.
Findings of Exemption (attach as necessary):
The adoption of the Housing Element represents a continuance of the City's current goals,
policies and programs promoting housing opportunities for all economic segments of the
community. The adoption of this Housing Element will not result in any physical development
of land or destruction of wildlife resources.
Certification:
I hereby certify that the public agency has made the above finding and that the project
will not individually or cumulatively have an adverse effect on wildlife resources, as defined in
Section 711.2 of the Fish and Game Code.
J ! o�
PHILIP R ELL DATE
Title: Community Development Director
Lead Agency: City of Palm Desert
Section 711.4, Fish and Game Code
DFG:12/90
CEQA3(1/91)
(000)000-0000 INVENTORY NO. 100772
CITI( OF PALM DESERT DESCRIPTION AMOUNT
VOUCHER P.D. ITEM DESCRIPTION INVOICE
000177 FILING FEES-HSG ELEME T D GPA 01-04 64.00
jLi ,I
PLEASE DETACH BEFORE DEPOSITING $* eamoa#*64.00
Approval of a Negative Declaration of Environmental Impact and
General Plan Amendment to the Housing Element of the City's
General Plan.
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
I. TO: Honorable Mayor and City Council
II. REQUEST: Approval of a Negative Declaration of Environmental Impact and
General Plan Amendment to the Housing Element of the City's
General Plan.
III. APPLICANT: City of Palm Desert
IV. CASE NO: GPA 01-04
V. DATE: February 14, 2002
VI. CONTENTS:
A. Staff Recommendation
B. Discussion
C. Analysis
VII. ATTACHMENTS:
A. Draft Resolution No.
B. Planning Commission Resolution No. 2109
C. Planning Commission Staff Report dated January 15, 2001
D. Related maps and/or exhibits
A. STAFF RECOMMENDATION:
Staff recommends that the City Council adopt Resolution No. approving
General Plan Amendment 01-4 and the Negative Declaration of Environmental Impact
related thereto.
B. DISCUSSION:
In accordance to State, Housing law the attached draft General Plan Amendment has
been prepared for approval.
The draft Housing Element represents a continuance of the City's current goals, policies
and programs promoting housing opportunities for all economic segments of the
community. The Department of Housing and Community Development has received the
draft Housing Element and determined that all statutory requirements have been met.
The Housing Element is being submitted for approval prior to consideration of the entire
General Plan update to meet mandatory State law deadlines. Given that the entire
STAFF REPORT
RV 01-04
February 14, 2002
General Plan is being updated there may be subsequent amendments to the Housing
Element when the General Plan is adopted.
The draft has been reviewed by the General Plan Advisory Committee and unanimously
recommended for approval.
January 15, 2002, the Planning Commission recommended approval of GPA 01-04.
C. ANALYSIS:
A. FINDINGS FOR APPROVAL OF A GENERAL PLAN AMENDMENT:
1. The Housing Element update is consistent with the City's current General
Plan's goals, policies and programs promoting a variety of housing for all
economic segments of the community.
2. The Department of Housing and Community Development has reviewed
the draft Housing Element and determined that all statutory requirements
of State law have been met.
B. ENVIRONMENTAL REVIEW
The Director of Community Development has determined that the project will not
have a significant negative effect on the environment and a Negative Declaration
has been prepared.
Prepared by: Reviewed and Approved:
TONY GATO 11LI`PD ELL
PLANNING TECHNICIAN DIRECTOR OF COMMUNITY DEVELOPMENT
Review a Concur:;') Review and Concur:
4,RICHARD J. F ERS CARLOS L. ORTEGA
ASSISTANT CITY MANAGER OF CITY MANAGER
DEVELOPMENT SERVICES
2
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING THE HOUSING
ELEMENT UPDATE AND NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT RELATED THERETO.
CASE NO. GPA 01-04
WHEREAS, the City Council of the City of Palm Desert, California, did on the 14th
day of February, 2002, hold a duly noticed public hearing to a consider a request by the
CITY OF PALM DESERT for the above mentioned; and
WHEREAS, said application has complied with the requirements of the "City of.
Palm Desert Procedure for Implementation of the California Environmental Quality Act,
Resolution No. 00-24," in that the Director of Community Development has determined
that the project will not have a significant negative impact on the environment and a
Negative Declaration has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify approval of the
General Plan Amendment:
GENERAL PLAN AMENDMENT:
1. The Housing Element update is consistent with the City's current General
Plan's goals, policies and programs promoting a variety of housing for all
economic segments of the community.
2. The Department of Housing and Community Development has reviewed the
draft Housing Element and determined that all statutory requirements of
State law have been met.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That General Plan Amendment 01-04 (attached hereto as Exhibit A) and
Negative Declaration of Environmental Impact (attached hereto as Exhibit
B) are hereby recommends approval to the City Council.
RESOLUTION NO.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
City Council, held on this day of , 2002, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
DICK KELLY, Mayor
ATTEST:
SHIELA R. GILLIGAN, City Clerk
2
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: January 15, 2002
CASE NO: GPA 01-04
REQUEST: Approval of a Negative Declaration of Environmental Impact and a
General Plan Amendment to the Housing Element of the City's General
Plan.
APPLICANT: City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
I. BACKGROUND:
In accordance to State, Housing law the attached draft General Plan Amendment has
been prepared for approval.
The draft Housing Element represents a continuance of the City's current goals, policies
and programs promoting housing opportunities for all economic segments of the
community. The Department of Housing and Community Development has received the
draft Housing Element and determined that all statutory requirements have been met
(see attached).
The Housing Element is being submitted for approval prior to consideration of the entire
General Plan update to meet mandatory State law deadlines. Given that the entire
General Plan is being updated there may be subsequent amendments to the Housing
Element when the General Plan is adopted.
The draft has been reviewed by the General Plan Advisory Committee and unanimously
recommended for approval.
II. ANALYSIS:
A. FINDINGS FOR APPROVAL OF A GENERAL PLAN AMENDMENT:
1. The Housing Element update is consistent with the City's current General Plan's
goals, policies and programs promoting a variety of housing for all economic
segments of the community.
STAFF REPORT
GPA 01-04
JANUARY 15, 2002
2. The Department of Housing and Community Development has reviewed the draft
Housing Element and determined that all statutory requirements of State law have
been met.
B. ENVIRONMENTAL REVIEW
The Director of Community Development has determined that the project will not
have a significant negative effect on the environment and a Negative Declaration
has been prepared.
III. RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of GPA 01-04 to
the City Council.
IV. ATTACHMENTS:
A. Draft Resolution/Negative Declaration
B. Legal notice
C. Initial Study
D. Comments from other departments and agencies
M
Prepared by: %Ton
agato,
Planning Technician
Reviewed and Approved by��� fi p o
Philip Drell,
Director of Community Development
2
C11Y Qf PALM � ESfR �
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92z60-2978
TEL: 760 946-o61 1
FAx: 760 341-7098
info@palm-desert.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. GPA 01-04
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City
Council to consider an amendment to the Housing Element for the General Plan and the
Negative Declaration as it relates thereto.
SAID public hearing will be held on Thursday, February 14, 2002, at 4:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California,
at which time and place all interested persons are invited to attend and be heard. Written
comments concerning all items covered by this public hearing notice shall be accepted up to
the date of the hearing. Information concerning the proposed project and/or negative
declaration is available for review in the Department of Community Development at the above
address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you
challenge the proposed actions in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written correspondence
delivered to the Planning Commission (or city council) at, or prior to, the public hearing.
PUBLISH: Desert Sun SHIELA R. GILLIGAN, City Clerk
February 4 2002 Palm Desert Planning Commission
V nonrwnonuu,u
TN/City of Palm Desert
General Plan/Housing Element
HOUSING ELEMENT
PURPOSE
The purpose of the City of Palm Desert Housing Element is to provide the residents,
development community and elected and appointed officials with a clear understanding of the
City's housing needs. In order to achieve the ultimate goal of ensuring that every Palm Desert
resident secures a safe and decent place to live within a satisfactory environment, the Housing
Element promotes a close coordination of housing policies and programs at local, state and
federal levels.
BACKGROUND
The Housing Element functions as an integral part of the City's efforts to manage the
development of incorporated lands. The City balances the need to assure adequate housing for all
current and future residents against the need to provide infrastructure and services. The Housing
Element includes a description of existing housing types, condition of existing units,
overcrowding, overpayment, homelessness, and the demand for affordable housing in the City.
The Element also includes an analysis of the progress made since the drafting of the last Housing
Element, and projections of needs for the next five years.
California Law
California Government Code requires that every City and County prepare a Housing Element as
part of its General Plan. In addition, State law contains specific requirements for the preparation
and content of Housing Elements. According to Article 10.6, Section 65580, the Legislature has
found that:
(1) The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California family is a priority
of the highest order.
(2) The early attainment of this goal requires the cooperative participation of government and
the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.
(3) The provision of housing affordable to low and moderate income households requires the
cooperation of all levels of government.
(4) Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community.
(5) The legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
Housing Element
III-I
TN/City of Palm Desert
General Plan/Housing Element
(1) To assure that local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2) To assure that cities and counties prepare and implement housing elements which, along
with federal and State programs, will move toward attainment of the State housing goal.
(3) To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
(4) To ensure that each local government cooperates with other local governments to.address
regional housing needs.
Government Code Section 65583 outlines the required content of all housing elements including
identification and analysis of existing and projected housing needs, and a statement of goals,
policies, quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. Specific requirements include the following:
(1) An assessment of housing needs and an inventory of resources and constraints relevant to
the meeting of these needs. The analysis should include population and employment
trends; documentation of household characteristics; inventory of land suitable for
residential development; governmental and other constraints to new housing
development; analysis of any special housing needs and an assessment of existing
affordable housing developments.
(2) 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 objectives
of the housing element in order to meet the housing needs of all economic segments of
the community_
Evaluation of Existing Housing Element Goals and Policies
The last Housing Element Update was adopted by the City Council in December of 1989, and
certified by the Department of Housing and Community Development as meeting the
requirements of the law. The last Housing Element presented a "Five Year Program Summary"
which specified the programs in which the City would participate during that planning period.
The Summary is presented below, and each Program's effectiveness is discussed.
Housing Element
UI-2
TN/City of Palm Desert
General Plan/Housing Element
I. Neighborhood Quality, Public Infrastructure Rehabilitation and Conservation
A. PROGRAM: Completion of all remaining residential infrastructure.
Scope: 2,373 units
Cost: $15,000,000
Source: Redevelopment Agency, Tax Assessments
Agency: Redevelopment Agency/Public Works
Completion Date: July, 1989
The City issued bonds to fund the construction of streets, storm drainage and sanitary sewer
improvements in 1988. The bond issue successfully completed the program. Further activity is
not necessary.
B. PROGRAM: Residential Rehabilitation Loans.
Scope: 200 units
Cost: $250,000
Source: Redevelopment Agency
Agency: Redevelopment Agency/Building and Safety
The Redevelopment Agency has assisted 28 very low income households and 18 low income
households. The program has been successful, and continues to be implemented. It should be
maintained in the new planning period. In addition, there is a need for rehabilitation funds being
applied to multi family projects. Such a program will be considered in the new planning period.
C. PROGRAM: Certificate of Conformance
Scope: Estimate 100 units
Cost: None
Agency: Community Development/Building & Safety
The program was successfully implemented. A total of 83 legal non-conforming units were
rehabilitated and given certificates of conformance. The program shall remain in the City's
Municipal Code as an option available for future use.
D. PROGRAM: Town Center Apartments.
Scope: Rehabilitation of 64 low income apartments
Cost: $2,500,000.00
Agency: Redevelopment Agency, Department of Building and Safety, Riverside County Housing
The project, now known as Desert Pointe, was purchased from the County of Riverside for
S'3,095,000, and rehabilitated by the Redevelopment Agency, and is assured of affordability in
perpetuity.
E. PROGRAM: Mobile Home Park Conservation.
Scope: 191 units
Cost: $6,400.000.00
Agency: Redevelopment Agency, Riverside County Housing Authority
Housing Element
III-3
TN/City of Palm Desert
General Plan/Housing Element
The Agency assisted 47 residents in purchasing their spaces at the Portola Palms Mobile Home
Park, and has thereby ensured their affordability. The affordability restrictions are for 30 years.
The Indian Springs Park was not purchased as planned. In addition, the City implemented a Rent
Control Ordinance for mobile home parks, and continues to maintain this ordinance at this time.
The protection of rents at mobile home parks is an important component of their on-going
affordability. The on-going preservation of mobile home spaces will continue to be implemented
through the City's Redevelopment Agency, as projects become available.
II. Reduced Cost and Price for New Construction
A. PROGRAM: Affordable High Density Rental Employee Housing.
Scope: 366 very low income units
366 low income units
366 moderate income units
1,100 Total Units
Cost: Construction$60,000,000
Annual subsidy: $2,480,000.00
Source: Redevelopment Agency, Riverside County Housing Authority, Commercial
Development Housing Mitigation Fees
Agency: Community Services, Redevelopment Agency, Public Works, Building and
Safety, Riverside County Housing Authority.
The Agency has purchased and/or rehabilitated 745 rental units during the previous planning
period, at a total expenditure of more than 845,000,000. These units were in multiple projects,
and were funded through Agency funds, bond issues, and other means, as follows:
Pueblos Apartments: 5788,000
Las Serenas: $8,330,000
Taos Apartments: 5800,000
Neighbors Apartments: $1.540,000
Desert Pointe: $3,095,000
One Quail Place: $25,095,000
Catalina Apartments: $2,761,300
Santa Rosa Apartments: $400,000
The purchase of all of these units except the Santa Rosa Apartments occurred in 1998. Santa
Rosa was purchased in 1995. Prior to that time, the Redevelopment Agency subsidized the
County Housing Authority for the period from 1991 to 1998 for a total of 820,400.349. These
subsidies ensured that the properties were properly maintained, and remained affordable to very
low, low and moderate income households. The .Agency continues to look at projects for
purchase in the new planning period.
Housing Elemem
Ill-4
TN/City of Palm Desert
General Plan/Housing Element
B. PROGRAM: Ownership Mortgage Assistance.
Scope: 56 units eligible for low interest loans.
Cost: $5,000,000
Source: Riverside County
Agency: Riverside County
The County First Time Homebuyers Program continues to be accessible to residents of Palm
Desert. Since 1995, 17 loans have been made in the City. In addition, the City issued bonds to
fund the construction of the Desert Rose project, which provides ownership housing for 161 low
and moderate income households. The City subsidized closing costs and wrote down purchase
prices for eligible families for a total subsidy of$5,434,037. The City also underwrote the
marketing of the project, and supplied the land,for a total additional contribution of$5,931,625.
Altogether, the City invested$11,365,662 into the Desert Rose project.
C. PROGRAM: Self-Help Housing.
Scope: 12 assisted single family homes
Cost: $320,000
Source: Redevelopment Agency, California Self-Help Housing Program, HCD,
California Housing Finance Agency.
Agency: Coachella Valley Housing Coalition, Redevelopment Agency, Department of Building
The City assisted in the development of 17 single family self-help homes, located in various
neighborhoods throughout the City. These included 11 units built through the Coachella Valley
Housing Coalition, 2 units built through Habitat for Humanity, 2 units built through Building
Horizons, and 2 units on Rebecca Lane built through the Agency. The project was successful,
and should be maintained for the new planning period.
D. PROGRAM: Manufactured Housing.
Scope: 241 traits within new parks and implementation of state laws against
discrimination within single family zones.
Cost: None
Agency: Community Development
The Portola Country Club project includes a total of 499 manufactured housing units available
for sale to senior households. The City has also implemented state law regarding non-
discrimination The continued implementation of manufactured housing options appears to have
limited value at this time, due to the affordable cost of construction for traditional housing.
E.. PROGRAM: Senior Housing Overlay.
Scope: 600 congregate care units
50 very low income apartments
100 lower income apartments
150 moderate income apartments
Cost: $1,000,000
Source: Private developer inclusionary requirements and in-lieu fees..
Agency: Community Development.
Housing Element
r[t-5
TN/City of Palm Desert
General Plan/Housing Element
469 congregate care beds were constructed during the previous planning period. No new
restricted apartments were constructed by private parties. The Agency has acquired, however,
the Las Serenas, Pueblos and Catalina Gardens apartments for senior households in the low and
very low income categories. The senior overlay has been implemented, has generated a total of
252 units, and should be maintained in the new planning period.
F. PROGRAM: Senior Second Unit.
Scope: Zoning standards permitting second units on single family lots rentable to
residents over 60 years of age.
Cost: None
Agency: Community Development.
The City implemented the zoning ordinance standards. The standard should be maintained in the
new planning period, as it provides for affordable housing for senior households.
G. PROGRAM: Homelessness.
Scope: Financial assistance to valley shelter
Cost: $10,000
Agency: Riverside County Housing Authority/Catholic Charities.
The City funded$15,000 annually until 1998 (S5,000 for the Coachella Valley Rescue Mission,
and$10,000 for Catholic Charities). In the 2000-2001 fiscal year, the City contributed$25,000
to the Coachella Valley Rescue Mission. The City is now considering the use of Community
Development Block Grant funds for these projects.
H. PROGRAM: Federal Section 8 Rent Subsidies.
Scope: 58 assisted households
Cost: unknown
Agency. S. Department of Housing and Urban Development.
There are currently 75 Section 8 households in the City. The program should be maintained, as it
provides valuable assistance to lower income households.
Housing Element
III-6
TN/City of Palm Desert
General Plan/Housing Element
DEMOGRAPHIC INFORMATION
In order to understand the housing needs of the residents of Palm Desert, it is important to first
look at the make up of the community and its demographics.
REGIONAL SETTING
This section of the Housing Element contains relevant demographic, household, and socio-
economic data. This information is primarily based on data provided in the 1990 U.S. Census of
Population and Housing, the California Department of Finance and the City of Palm Desert.
The City of Palm Desert is located in the Coachella Valley, in eastern Riverside County. The
County experienced extremely rapid growth in the 1980's. County population grew from
663,923 in 1980 to 1,110,000 in 1990, an increase of 67%. The California Department of
Finance further estimates that population in the County rose to 1,473,307 in 1999.
Historic and Current City Population
The U. S. Census estimated a population of 23,252 in Palm Desert in 1990. The population was
further estimated at 38,766 in 2000, representing an average annual increase of just under 6%.
Population by Age Group and Ethnicity
Table 1 presents the number of persons in various age ranges and the percent of total population
for each group. In 1990, the City's median age was 42.3 years, representative of the high number
of retired persons who have been attracted to the Coachella Valley.
Table 2 lists the ethnic distribution for Palm Desert in 1990.
Table 1
Age Distribution
Age Number % of Total
Under 18 3,984 17.1%
18-24 1,856 8.0%
25-44 6,636 28.6%
45-64 5,375 23.1%
65+ 51401 23.2%
Total 23,252 100%
Source: 1990 U.S. Census
Housing Element
111-7
TN/City of Palm Desert
General Plan/Housing Element
Table 2
Ethnic Characteristics, 1990
Number % of Total
White 21,240 91.4%
Black 223 1%
Native American 104 .4%
Asian& Pac. Islanders 421 1.8%
Other 1,264 5.4%
Total 23,252 100%
Hispanic 3,196 13.7%
Note: the ethnic population numbers may seem distorted because the U.S.
Census does not consider Hispanic ancestry to be a race. For this reason, some
Hispanics choose to list themselves under the classification for other races.
Source: 1990 Census of Population and Housing
More recent analysis shows that although the City remains predominantly Caucasian, there has
been an increase in minority population, as shown in Table 3, below. This is representative of
the trend throughout Southern California.
Table 3
Ethnic Characteristics, 1997
Number % of Total
White 37,196 96.4%
Black 359 .9%
Native American 189 .5%
Asian & Pac. Islanders 861 2.2%
Other N/A 0%
Total 38,605 100%
Hispanic 5,836 15.1%
Note: the ethnic population numbers may seem distorted because
the U.S. Census does not consider Hispanic ancestry to be a race.
For this reason, some Hispanics choose to list themselves under the
Classification for other races.
Source: The Desert Sun dated 3/30/98
Household Size and Income
The City had a total of 10,588 households in 1990. In 2000, the Department of Finance estimated
16,131 households, a 52% increase in ten years.
The 1990 Census identified a median household income in the City of$37,315, slightly higher
than the County median income, which stood at$36,000 for the same time period. The following
Table lists the number of households in each income range in 1990.
Housin_e Element
m-s
TN/City of Palm Desert
General Plan/Housing Element
Table 4
Household Income Distribution, 1990
Income No. of HH % of Total
$ 0-4,999 355 3.4%
5,000-9,999 542 5.1%
10,000-14,999 771 7.3%
15,000-24,999 1,683 15.9%
25,000-34,999 1,531 14.5%
35,000-49,999 1,972 18.6%
50,00-74,999 1,758 16.6%
75,000-99,999 801 7.6%
100,000+ 1,175 11.1%
Total 10,588 100%
Source: 1990 U.S. Census
Employment and Major Employers
The Census data also provided information on employment distribution in 1990. Of a total
workforce of 11,623, the largest sectors for employment were retail trade and services.
Table 5
Employment by Industry, 1990
Industry No. of % of Total
Employees
Agriculture/Forest/Fish 234 2.0%
Mining 11 0.1%
Construction 963 8.3%
Manufacturing, Durables 298 2.6%
Manufacturing, Non-Durables 235 2.0%
Transportation 263 2.3%
Communications/Pub. Utilities 256 2.2%
Wholesale Trade 340 2.9%
Retail Trade 2,755 24.0%
Finance/R.E./Insurance 1,237 10.6%
Business/Repair Service 680 5.9%
Personal Services 1,117 9.6%
Entertainment/Recreation 700 6.0%
Health Services 835 7 2%
Educational Services 756 6.5%
Other Prof. Services 667 5.7%
Public Administration 246 2.1%
Source: 1990 Census
The City's current major employers are listed in Table 6.
Housing Element
III-9
TN/City of Palm Desert
General Plan/Housing Element
Table 6
Major Employers — 1999
Employers Number of Empl
Westfield Shopping Town 2,750
Marriott's Desert Springs 1,800
College of the Desert 500
Robinson-May Company 350
Sunrise Company 325
Macy's 75
Foundation of the Retarded 75
J.C. Penney's 33
Waste Management of the Desert . 150
U.S. Filter 133
City of Palm Desert 126
Source: City of Palm Desert Redevelopment Agency
The retail and service sectors continue to be a major source of employment for residents of the City.
Housing Characteristics
The 1990 Census showed a total of 18,248 housing units in the City in 1990.
Table 7
Housing Characteristics-1990
Units in Structure Number
Single Family, detached 5,581
Single Family, attached 6,472
2-4 Units, Multi-family 2,035
5-9 Units, Multi-family 1,022
10 or more Units, Multi-family 1,752
Mobilehome Trailer 1,179
Other 207
Total 18,248
Source: 1990 Census
The State Department of Finance has updated this data annually, and released the following in
January of 2000.
Housine Element
III-10
TN/City of Palm Desert
General Plan/Housing Element
Table 8
Housing Characteristics-2000
Units in Structure Number
Single Family, detached 11,143
Single Family, attached 9,961
2-4 Units, Multi-family 2,383
5+ Units, Multi-family 4,192
Mobile homes 1,203
Total 28,882
Source: State Department of
Finance
The greatest growth in housing type has occurred in the single family home area, continuing the
City's historic trend as a suburban community. It is important to note that in addition to rapid
growth, the above numbers also reflect annexations undertaken by the City during the last ten
years.
Age of Housing Stock
The City's housing units are relatively new, with only 42% being over twenty years old in 1990,
as demonstrated in the Table below.
Table 9
Age of Housing Units
Year Built No of Units % of Total
3-90-3-00 2,939 13.9%
1989-3-90 1,276 6.0%
1985-1988 3,219 15.2%
1980-1984 4,779 22.6%
1970-1979 5,219 24.6%
1960-1969 2,422 11.4%
1950-1959 995 4.7%
1940-1949 270 1.3%
Before 1940 68 0.3%
Total 21,187 100%
Source: 1990 U.S. Census,Citv of Palm Desert
Vacancy Status
The 1990 Census showed a total of 7,653 of the City's total 18,248 housing units to be vacant,
for an overall vacancy rate of 41.9%. Correcting for seasonal or recreational units, which are
considered vacant by the Census but are not available or used for permanent occupancy, the
vacancy rate decreased to 11.6% in 1990.
Housin_e Element
III-11
TN/City of Palm Desert
General Plan/Housing Element
Table 10
_ Vacancy Status — 1990
Unit Type No. of Units % of All
Vacant Units
For Rent 873 11.4%
For Sale 448 5.9%
Rented or Sold, not occupied 119 1.5%
Seasonal, Recreational or
Occasional Use 5,531 72.3%
For Migrant Workers 1 .01%
Other Vacant . 681 8.9%
Total 7,653
Source: 1990 Census
The vacancy rate had increased slightly in ten years, to 44.14%, with an estimated 16,134
units occupied by permanent residents. If adjusted for seasonal homes, which represented
approximately 72%% of vacancies in 1990, the vacancy rate in the City can be estimated in
2000 to be 12.4%.
Housing Tenure
Housing tenure for occupied units only in 1990 is shown in Table 11.
Table 11
Housing Tenure— 1990
Unit No. of Units %
Owner Occupied 6,770 63.9%
Renter Occupied 3,825 27 1%
Total 10,595 100%
Source: 1990 Census
Overcrowding
The State Department of Housing and Community Development (HCD) has set the standard
of 1.01 persons per room as the criteria for defining "overcrowded" housing conditions.
Overcrowding is one of the specifically identified issues that must be addressed in the
Housing Element. High rents and home prices in some communities limit low income persons
from obtaining homes with adequate space or bedrooms. The following Table represents the
range of persons per room in the City's housing units in 1990.
Housing Element
111-12
TN/City of Palm Desert
General Plan/Housing Element
Table 12
Overcrowding, 1990
Persons/Room No. of HH
Owner-Occupied Units
0.50 or less 5,635
0.51 to 1.00 1,021
1.01 to 1.50 75
1.51 to 2.00 26
2.01 or more 13
Renter-Occupied Units
0.50 or less 2,427
0.51 to 1.00 1,046
1.01 to 1.50 177
1.51 to 2.00 97
2.01 or more 78
Source: 1990 Census
Based on this data, a total of 466 households in Palm Desert were overcrowded. This
represents approximately 7.8% of occupied housing units in the City in 1990. Of the total
households overcrowded, 352 were renters and 114 were owners.
Housing Values
The 1990 Census estimated values for owner-occupied single family homes in the City. These
are listed in Table III-13.
Table 13
Values, Specified Owner-Occupied
Housing Units, 1990
Value Number
$14,999 or less 5
$15,000 to 34,999 11
$35,000 to 59,999 41
$60,000 to 99,999 639
$100,000 to 149,999 1,363
$150,000 to 199,999 11016
$200,000 or more 2.072
Source: 1990 Census
The median housing unit value in 1990 was $172,600. For renters, the median contract rent at
.that time was $616.00. Current housing values and rental rates are further discussed below.
Housing Element
❑i-13
TN/City of Palm Desert
General Plan/Housing Element
LANDINVENTORY
Table 14 shows the available residentially designated land in the City which is located within
one mile or less of all necessary services and infrastructure (including water, electric power,
telephone and City roadways). The Table also calculates the maximum number of units which
could be generated within this zoning district.
Table 14
Vacant Residential Land, 2000
Potential
Designation Acreage Units
R-1
(3 d.uJacre) 197.98 594
R-1-M Residential
(5 d.u./acre) 40.1 201
R-2
(7 d.u./acre) 12.08 85
R-3
(18 d.u./acre) 17 306
P-R-5 Planned Residential
(5 d.u./acre) 958.66 4,793
P-R-6 Planned Residential
(6 d.u./acre) 1.15 7
P-R-7 Planned Residential
(7 d.u./acre) 18.86 132
P-R-17.5 Planned
Residential(17.5 d.u./acre) 34.44 603
Total 1,280.27 6,721
City of Palm Desert Planning Department Land Use Inventory,2000 GIs
Database.
Multi-family residential units are permitted by right in the Medium Density and High Density
land use designations. In addition, the City has implemented overlay zoning for affordable and
senior projects, which when applied provides applicants with further density and special
standards. There are no limits to the potential density for such projects. Therefore, the potential
units in the R-2, R-3 and PR-17.5 zoning districts could increase substantially if these lands were
proposed for affordable housing.
The City's Regional Housing Needs Assessment for 1998-2005 totals 444. Based on the Table
above, there is both sufficient land and a sufficiently broad variety of densities to provide
housing of all types and in all income ranges. In the R-3 and PR-17.5 zoning districts alone, a
total of 909 multi-family units are possible, without the implementation of the above-referenced
affordable housing overlays. The City of Palm Desert has designated more than sufficient land to
meet its housing need for the planning period. Please also refer to the discussion of Quantified
Objectives, below.
Housing Element
Ill-14
TN/City of Palm Desert
General Plan/Housing Element
EXISTING AFFORDABLE HOUSING PROGRAMS
There are a number of projects and programs available in Palm Desert which provide a variety of
services to the City's residents. In addition, regional, state and federal programs can also be
accessed within the community. This section of the Housing Element provides a summary of
programs available by a number of agencies.
City Programs
The City has focused its redevelopment funds on the production of new units, the rehabilitation
of existing units„ and has developed a single family Home Improvement Program. The Home
Improvement Program provides loans or grants tailored to the household's income to improve an
existing housing unit. Grants can range to $12,500, and loans up to $25,000.
The City's Redevelopment Agency provides a wide range of services for City residents. These
services are designed to implement fair housing policies and procedures and to provide
information concerning minority rights under existing fair housing laws. Three new assistance
programs have been developed for implementation in 2001, as follows:
Mortgage Subsidy Program: Very low, low and moderate income owners of single family
homes, condominiums and mobile homes may receive assistance if their mortgage payment
exceeds 30% of their income. Assistance will be provided directly by the Redevelopment
Agency. In exchange for the assistance, the home owner will be required to enter into a recorded
agreement with the Agency assuring affordability of the home for the period required by law.
Rental Subsidy Program: Owners of single family homes, condominiums, mobile homes or
apartments who rent to very low, low and moderate income tenants may receive direct rental
payment assistance from the Agency. The owner must, in exchange for the assistance, enter into
a recorded agreement with the Agency assuring affordability of the rental units for the period
required by law.
Homebuyers Program: The Agency will provide assistance to'very low, low and moderate
income persons in the form of low interest loans to be applied to down payment, non-recurring
closing costs, reduction of the interest rate on the first trust deed, or any other cost associated
with the purchase of a home, condominium or mobile home.
The City's projects are discussed further under"Affordable Housing Projects"
County and Federal Programs
There are numerous programs available to provide rental assistance and to encourage the
construction of new affordable housing. The following programs are available in the City of
Palm Desert:
Housing Element
III-t S
TN/City of Palm Desert
General Plan/Housing Element
Section 8 Housing Assistance: The Riverside County Housing Authority provides HUD Section
8 rental assistance to lower income renters within the City. The Authority subsidizes 75
households in the City.
Senior Home Repair Program: The County implements a program which allows qualifying
households to receive grants for repairs to their single family units. Loans can be applied to a
wide range of projects, including sewer hook-ups and roof repairs, up to $35,000.
First Time Homebuyers Program: The County operates this program for qualified households,
to assist in the purchase of a home. Loans are in the form of silent seconds, and cover expenses
such as down-payments and escrow costs.
AFFORDABLE HOUSING PROJECTS
The City of Palm Desert Redevelopment Agency purchased 8 housing projects in the previous
planning period in the City to provide a wide range of housing for lower income residents. The
following affordable housing projects are available in the City. The current mix of tenants is also
provided, but changes periodically, based on the applications received.
Agency Owned Apartments
One Quail Place provides 384 one and two bedroom apartments available to all income ranges.
There are 92 very low, 95 low and 152 moderate income households currently living in the
complex.
Desert Pointe is a 64 one and two bedroom unit project which currently houses 29 very low
income households, 6 low income households, and 29 moderate income households.
The Pueblos provides 15 2 bedroom units to very low income senior households.
Neighbors Garden Apartments have a total of 24 2 bedroom units, 15 of which are rented by
very low income households, 8 of which are low income tenants, and one is rented to a moderate
tenant.
Catalina Gardens provides 72 studio and one bedroom apartments to 40 very low, 11 low and
17 moderate income senior households.
Las Serenas Apartments has 150 one bedroom units rented to 56 very low income, 28 low
income and 64 moderate income seniors.
Taos Palms provides 16 two bedroom units to 13 very low and 3 moderate income households.
These units are available for victims of domestic abuse. as long term transitional housing.
Santa Rosa Apartments provides 20 very low income units.
Housing Element
111-16
TN/City of Palm Desert
General Plan/Housing Element
Affordable Ownership Projects
Desert Rose is a 161 units single family project restricted for a period of 30 years to purchasers
in the very low, low and moderate income categories. The project includes 24 very low income,
105 low income and 32 moderate income households, Facilities within the project include
community recreation and daycare.
The Rebecca Lane Homes are two single family homes with resale restrictions for low income
households.
Coachella Valley Housing Coalition constructed a total of 11 homes restricted to very low(3)
and low (8) income households, and purchased through low interest loans and sweat-equity
programs.
Habitat for Humanity constructed 3 single family homes, which are restricted to very low
income households, and were purchased through low interest loans and sweat-equity programs.
Building Horizons homes were built as part of a vocational high school program, and provide
two single family homes for low income households, with 30 year resale restrictions.
Other Affordable Projects
San Tropez Apartments has 512 one and two bedroom units, of which 51 are available to low
income households, and 52 to moderate income households, for a total of 103 units made
available through the City's Density Bonus Program. The balance of the units are available to
market households.
Laguna Palms has a total of 48 studio, one and two bedroom units restricted to 24 very low and
24 low income households.
Candlewood Apartments is a senior and disabled project which has 26 one bedroom units for
13 very low and 13 low income households.
Summary of Affordable Housing Projects
Altogether, the City owns 745 multi-family housing units, available to 341 very low, 330 low
and 354 moderate income households. In addition, there are 37 very low and 37 low income
restricted multi-family units owned by private parties.
Housing Element
111-17
TN/City of Palm Desert
General Plan/Housing Element
CONSTRAINTS TO THE DEVELOPMENT OF HOUSING
A number of governmental, environmental and other constraints can affect the provision of
affordable housing in any community. This section of the Housing Element reviews these
potential constraints, and analyses whether constraints exist in Palm Desert.
Governmental Constraints
Permit Processing
The City of Palm Desert has adopted a rapid processing system which assures that all
applications are processed efficiently. The City allows for the concurrent processing of all types
of applications, and an applicant with a complete application can secure Planning Commission
approval in 3 months or less. The City's timelines for application processing are not a constraint
to development.
Application Fees
The City's Community Development Department fee schedule is depicted below. Clearly, these
fees are not a constraint to the development of housing.
Table 15
City of Palm Desert
Planning Department Fees
Permit Type Fee
General Plan Amendment $ 500.00
Change of Zone 325.00
Architectural Review(single family home) 15.00
Conditional Use Permit or Precise Plan 140.00
Environmental Assessment 30.00
Tentative Tract Map 250.00 + 2.50 per
lot/$1,000 max.
Parcel Map 50.00
Source: City of Palm Desert, 2000
The City Council may waive fees for affordable housing projects.
General Plan and Zoning Ordinance Constraints
The Land Use Element of the City's General Plan allows for density ranges of 1 to 18 units per
acre. In addition, the City has implemented a Second Unit Senior District and Senior Housing
Overlay District in its Zoning Ordinance, which allow an additional rental unit on a single family
lot, and higher density for senior projects, respectively. The City has also implemented a density
bonus program for projects which commit to income restrictions, as implemented at the San
Tropez,Apartments, and a senior overlay which allows additional units for senior-restricted units.
The increased densities available under these overlays vary, but have no pre-set limits, providing
1" 'reatest possible flexibility to the development community.
Housing Element
III-18
TN/City of Palm Desert
General Plan/Housing Element
Other provisions in the Zoning Ordinance impact the cost of housing in the City. Development
standards can increase the costs of construction, and thereby increase the cost of the home to the
buyer. The City's development standards are listed in Tables 16 and 17.
Table 16
Residential Development Standards
Minimum Area Requirements for Residential Zones
Use Livable Area in Parking Required
Sq.Ft.
Single Family 1,000 2 spaces
Studio & 1 Bedroom Apt. 600 2 spaces, 1 covered
2 Bedroom or more Apt. 800 -2 bdrm 2 spaces,
1,200 - 3 bdrm 1 covered
Source: City of Palm Desert Zoning Ordinance
Table 17
Minimum Development Standards for Residential Zones
Standard R-1 R-2 R-3
Units per Acre 5 7 18
Lot Area 8,000 sq. ft. 8,000 sq. Ft. 10,000 sq. Ft.
Lot Width 70 feet 70 feet 90 feet
Lot Depth n/a 100 feet 100 feet
Building Lot Coverage 35% 50% 50%
Common Area N/A N/A 300 s.f./unit
Building Height 1 story/18 feet 22 feet 22 feet
Source: City of Palm Desert Zoning Ordinance
The tables above illustrate that the development standards in the City do not represent an over-
restrictive condition, and are not a constraint to development of affordable housing.
Projects including new residential construction are normally required to install all necessary on
and off-site improvements, including a half-width of the paved width of the street, concrete
curbs, sidewalks, water connections and sewer connections. Roadway standards for local or
neighborhood streets which allow parking on both sides of the street have paved width of 40 feet.
Infrastructure improvements are in place in most locations within the City limits.
Building Code Requirements
The City enforces the Uniform Building Code (UBC), as do communities throughout California.
When the UBC is updated, the City updates its implementing ordinance accordingly. The City
cannot adopt standards that are less stringent than the UBC. Imposition of the UBC does not
unduly impact the cost of housing in Palm Desert in comparison to any other community in the
S tate.
Housing Element
III-19
TN/City of Palm Desert
General Plan/Housing Element
Building Permit Fees
The City charges fees for the review of building plans and the inspection of residential structures
under construction. These fees are intended to recoup the City's costs associated with these
activities. In addition, school districts throughout California charge a fee of$2.05 per square foot
of residential construction to offset the costs of providing new schools.
The City's Building Department has prepared a typical building permit fee for a single family
residence with a valuation of$164,150.00 (including a two car garage and 200 square foot patio
cover). Transportation Uniform Mitigation Fee (TUMF) fees for new construction provide
exemptions for affordable housing projects. This estimate is provided below.
Table 18
City of Palm Desert
Typical Single Family Building Permit Fees j
Permit Type Fee
Plan Check Fee $ 457.28
Construction Tax 800.00
Building Permit Fee 703.50
Microfilm Fee 21.00
Job Valuation Fee 41.25
Strong Motion Instrumentation Program Fee 16.42
Art in Public Places 410.38
Transportation Uniform Mitigation Fee 794.31
Total Building Fee 3,244.14
Source: City of Palm Desert, 2000
Fees will similarly be charged for multi-family residential projects, based on valuation of the
project. Permit fees vary due to a number of factors, but can be expected to be about $1.80 to
$2.10 per square foot. In addition, developers are required to pay fees to other agencies, over
which the City has no control. These include fees for water and sewer connection, and school
fees. These fees are imposed on all development in the City and throughout the Coachella
Valley, and have not impacted development of housing in Palm Desert or elsewhere in the
Valley.
Finally, the City Council has the ability to waive or defer fees for affordable housing projects, as
demonstrated in Policy 5 on page 32 of this document.
Code Enforcement
The Code Enforcement process can result in the loss of affordable units. Conversely, however,
the Code Enforcement Department provides protection to renters and homeowners from issues of
public health and safety. The Code Enforcement Department in Palm Desert works closely with
the Housing Manager's office to coordinate areas which require assistance, particularly with
health and safety issues. The Housing Manager coordinates repairs through the Home
to--rovement Program, and establishes the grant or loan to assist the household in making
`ep_ The City is also considering establishing such a program for multiple family residential
fS
Housing Element
111-20
TN/City of Palm Desert
General PlardHousing Element
ECONOMIC CONSTRAINTS
Non-governmental constraints to affordable housing in the City include the cost of land, cost of
construction, and cost of financing. The geography of the Coachella Valley dictates that these
factors are more regional than City-specific-
Land Costs
The cost of land is an important component of housing costs. The rapid increase in land costs
throughout Southern California has pushed up housing costs simultaneously. Land in the
Coachella Valley has been, and remains, relatively affordable compared to other Souther
California markets, but increased demand for housing due to population growth will continue to
put pressure on land costs.
Land in Palm Desert can range from $30,000 to $40,000 for an in-fill improved residential lot, to
$100,000 per acre for a larger parcel of land. With a maximum potential density of 18 units per
acre, this represents a maximum potential cost per unit of$5,500 assuming that no density bonus
is involved in the project.
Construction Costs
Construction costs are the result of the current costs of labor, materials, and short-term financing.
Single family construction costs are estimated to range between $50 and $100 per square foot
depending on home design and materials selected. Multi-family construction costs range from
$40 and $75 per square foot, again depending on design. The median sale price for a single
family home in 1998 in the City was $155,000, according to the California Association of
Realtors.
Financing Costs
Financing costs impact both the purchase price of the unit and the home buyers ability to
purchase. Interest rates fluctuate in response to national factors. Currently relatively low(8%to
9%), they can change significantly and substantially impact the affordability of the housing
stock. There are no known mortgage deficient areas in the City. Financing for both construction
and long term mortgages is available subject to normal underwriting standards.
PHYSICAL CONSTRAINTS
Maintenance of Housing Stock
As housing units age, they become more expensive to maintain. Housing units over 30 years of
age can become a burden to the owners, as costs for repairs rise. In Palm Desert, there are 3,755
housing units built before 1970, representing 18% of the City's total housing stock. These units
may require continued attention to remain viable housing units. Please note that housing units
added to the City's inventory through annexations are not represented in this Table.
Housine Element
- 111-21
TN/City of Palm Desert
General Plan/Housing Element
Table 19
Age of Housing Units
Year Built No. of Units % of Total
3-90-3-00 2,939 13.9%
1989-3-90 1,276 6.0%
1985-1988 3,219 15.2%
1980-1984 4,779 22.6%
1970-1979 5,219 24.6%
1960-1969 2,422 11.4%
1950-1959 995 4.7%
1940-1949 270 1.3%
Before 1940 68 0.3%
Total 21,187 100%
Source: 1990 U.S. Census, City of Palm Desert
ENVIRONMENTAL CONSTRAINTS
Seismicity
The City of Palm Desert occurs south of the San Andreas Fault. The City is classified as Zone III
and IV in the Uniform Building Code for seismic activity. The UBC imposes certain standards
for construction in these zones, which may add to the overall costs of housing. These standards,
however, are necessary for the public health and safety, and are common throughout the Valley
and California. The standards required to protect the City's residents from seismic hazards is not
considered a constraint to the provision of housing.
Housing Element
III 22
TN/City of Palm Desert
General Plan/Housing Element
HOUSING NEEDS
Existing Need
Although the Regional Housing Needs assessment included analysis of each community's
existing need, the Califomia Department of Housing and Community Development has indicated
that the existing need analysis was to be used as a guide in identifying and establishing
appropriate programs and policies. The analysis determined that the City should have a total of
15,292 housing units, well below the 28,882 currently occurring in the City.
The 1998-2005 Regional Housing Needs Allocation
The Regional Housing Needs Assessment was prepared by SCAG. The following table lists the
1998-2005 allocation for the City of Palm Desert.
Table 20
Future Housing Needs by Income
Category, 1998-2005
Units
Very Low Income 77
Low Income 67
Moderate Income 85
High Income 215
Total Units Needed 444
SPECIAL HOUSING NEEDS
There are households with identifiable special needs, as defined by California law for which the
City must plan. These groups include single parent households, farmworkers, the handicapped
and the elderly. Each special needs category is discussed in greater detail below.
Farmworkers
The 1990 Census showed a total of 217 persons employed in agriculture in Palm Desert in 1990.
The changing economy, and the elimination of agricultural lands in the City is likely to have
reduced that number further. Year 2000 Census data is likely to show a much smaller number of
persons employed in agriculture living in the City.
Homeless
Homelessness is a difficult issue to quantify. The homeless are generally mobile, often crossing
from one city or county into another. The mild winter climate in the Coachella Valley may
attract the homeless in those months. Hot summer temperatures encourage the homeless to seek
daytime shelter in air conditioned public places such as libraries, malls, and other public
buildings.
The primary provider of services to the homeless in the Coachella Valley is Catholic Charities, a
_.gym "nfit. nondenominational organization. Catholic Charities staff reports that the reasons for
r;- "less include sudden job loss, illness and lack of medical insurance, family break-ups,
::al job layoffs or reduction in hours. Catholic Charities and the County Housing
Housing Element
i11-23
TN/City of Palm Desert
General Plan/Housing Element
Authority operate a 40 bed emergency shelter for homeless families. The shelter is located in
Palm Springs, but serves the entire Coachella Valley region.
Shelter From The Storm is a battered women's shelter located in the Coachella Valley. Women
and their children generally stay up to 45 days. The Shelter provides three meals a day,
counseling and other services.
Other homeless individuals not served by the facility at Nightingale Manor include the mentally
ill, those with chemical dependencies, and those who voluntarily choose a transient lifestyle.
These individuals may be served by the Coachella Valley Rescue Mission, located in Indio, or by
the Emergency Cold Weather Shelter, located at the National Guard Armory in Indio, in the
winter months. These facilities provide only emergency shelter and do not deal with the causes j
of homelessness.
There is currently a shelter for women in the City of Palm Desert.
The City's Zoning Ordinance permits homeless shelters and similar facilities in the R-3 and
Planned Residential District zones. The review process for shelters is typical of any conditionally
permitted land use, and includes issues associated with site planning, ingress and egress, and
land use compatibility with adjacent land uses. A transitional housing project will be evaluated
under.the criteria utilized to evaluate any multi-family housing project to the greatest extent
possible. Such standards are reviewed and implemented for all types of uses in cities in
California and do not represent a constraint to such development.
The Elderly
In 1990, the City had 5,401 persons over the age of 65, representing 23.2% of the population.
These seniors were in a total of 3,762 households. The Census further indicated that there were
2,842 owner-occupied senior housing units, and 816 renter-occupied housing units.
Affordability can be an issue of special concern to the elderly, who are often on fixed retirement
incomes. In addition, the elderly may require assistance with housekeeping, maintenance, and
repairs to remain in their own homes as long as possible. Special design features that may be
needed include elimination of barriers such as steps and the provision of recreational and social
amenities for the elderly.
The City of Palm Desert has a number of facilities for the elderly, including several board and
care facilities which house elderly persons who require some level of medical care. The City is
also home to several nursing care facilities, including the Carlotta, with 192 beds; Manorcare
Health Services, with 178 beds; and Monterey Palms, with 99 beds. The City's seniors also live
in its mobilehome parks, as discussed below.
Handicapped
The 1990 Census identified 1,023 persons in the City with disabilities, of which 639 were
persons over the age of 65. No data is currently available which correlates disability to income,
and not all disabling conditions impact an individual's income or housing needs. Many
Housing Clement
111-24
TN/City of Palm Desert
General Plan/Housing Element
disabilities, however, lead to special housing needs such as ramps, wider doors and hallways,
lower cabinets and countertops, and grab bars.
The Americans with Disabilities Act (ADA) requires that all new multi-family construction
include a percentage of units accessible to the handicapped. The City of Palm Desert Building
Department requires compliance with these standards as part of the Building Permit review and
inspection process.
AIDS
The Desert AIDS Project(DAP) has 50 clients who live in Pam Desert. Although other residents
may be HIV-positive, most DAP clients have progressed into the symptomatic stages of the
disease. As the disease progresses, persons with AIDS (PWA's) often become unable to work,
lose their source of income, and lose their medical insurance. Housing affordable to low income
people, including group homes and hospice care, become special housing needs of PWA's.
Large Families
The 1990 Census indicates there were 646 households with five or more members in the City.
The Census further indicated that 354 of these households lived in owner-occupied housing
units, and 284 lived in renter occupied housing units. Large families have a special need for
three, four, or more bedroom units. The Census also identified a total of 1,003 housing units with
4 or more bedrooms. No data is available regarding the relationship of these larger units to
affordability.
Single Parent Families
1990 Census data indicates there are 114 single parent families in the City, 51 with a male head
of household and 63 with a female head of household. Single individuals with dependent
children need housing which is both affordable and located close to daycare facilities and
schools.
Affordable Units at Risk
Only one project in the City qualifies as being "at risk." The 26 unit Candlewood Apartments has
a 5 year contract with the Department of Housing and Urban Development to remain affordable,
and could opt out at the end of each of these contract renewals. Provisions should be made by the
City to safeguard these units, should their affordability be threatened.
Riverside County Income Limits
The 2001 median income calculated for Riverside County for a family of four is $49,900. This
is used to calculate very low (50% of median) and low (80% of median) incomes for use in State
and federal subsidized housing programs.
Housing Element
III-25
TN/City of Palm Desert
General Plan/Housing Element
Table 21
Affordable Housing, Income Limits
County of Riverside,2001
# of Annual
Persons Income Standards
Very Low Median Moderate
Low
1 $17,450 $27,950 $34,950 $41,950
2 $19.950 $31,950 $39,900 $47,900
3 $22,450 $35,950 $44,900 $53,900
4 $24,950 $39,900 $49,900 $59,900
5 $26,950 $43,100 $53,900 $64,700
6 $28,950 $46,300 $57,900 $69,500
7 $30,950 $49,500 $61,900 $74,300
8 $32,950 $52,700 $65,850 $79 050
Source: California Department of Housing and Community
Development, Income Limits for Riverside County,2001
Households Overpaying for Housing
The Census.estimated the number of households overpaying for housing in 1990 in the City.
Overpayment is defined as paying more than 30% of a household's income toward the provision
of shelter. 1,978 renter-occupied households were paying more than 30% of their income toward
housing expenses in 1990, while 2,209 owner-occupied households were paying more than 30%
of their income toward housing expenses. Of these owner-occupied households, 678 were senior
households.
Preservation of Mobilehome Parkas as an Affordable Housing Opportunity
Traditionally, mobilehome parks have provided an affordable housing opportunity, particularly
for senior citizens. Mobilehome parks will have a positive impact on the City's lower income
residents, and their ability to find affordable housing. The City has a total of 1,203 mobile homes
currently. Table 22 provides a listing of the City's mobilehome parks, and their representative
rental rates.
Table 22
Representative Mobilehome Park Rental Rates in Palm Desert,2000
Senior Only Monthly Rental
Project Name total units)
Indian Springs (191) Yes $ 380-600
Palm Desert Mobile Estates (142) No 282-330
Silver Spur (219) No 424-485
Suncrest(360) Yes 398-676
Portola Palms (142) No Ownership
Source: Terra Nova Planning & Research. Inc. 2000
Housing Element
111-26
TN/City of Palm Desert
General Plan/Housing Element
Apartment Rental Rates
The median monthly rental rate for Palm Desert was $616 in 1990. Based on the 30% gross
household income standard, a monthly income of $1,850, or annual income of $22,200, was
needed to afford a rent of$616 per month. In order to gauge the affordability of housing in the
City currently, a telephone survey of representative projects was conducted.
Table 23
Representative Apartment Market Rental Rates in Palm Desert,2000
Project Name Unit Market Restricted
(total units) Size Rental Rental
Rate Rate
Candlewood(26) 1 Bdrm $400.00
Catalina Garden(72)* Studios $428.00 $227-523
1 Bdrm $525.00 $233-549
Country Club Estates (141) 1 Bdrm $575.00
Desert Oasis(320) Studios $365.00
1 Bdrm $695-720
2 Bdrrn $730-865
3 Bdrm $995-1,075
Desert Pointe(64)* Studios $465.00 $227-523
1 Bdrrn $550.00 $233-549
2 Bdrm $635.00 $288-683
Golden Oaks (16) 2 Bdrm $650.00
Laguna Palms(48) Studios $410.00
1 Bdrm $500.00
2 Bdrm $600.00
Las Serenas(150)* 1 Bdrm $500.00 $233-549
Neighbor's Garden (24)* 2 Bdrm $600.00 $288-683
One Quail Place(384)* 1 Bdrm $640.00 $233-549
2 Bdrm $680-725 $288-683
Palm Desert Apartments(248) Studios $495.00
1 Bdrm $550-575
2 Bdrm $595.00
Palm Desert Palms(40) 2 Bdrm $695-725
Palm Lake Village(220) 1 Bdrm $750-850
2 Bdrm $825-925
Panorama(58) 1 Bdrrn $595.00
The Pueblos (15)* 2 Bdrm $312.00 $202-312
Rancho Vista(42) 2 Bdrm $800.00
3 Bdrm $1,000.00
San Tropez Villas (512) 1 Bdrm $705.00
2 Bdrm $837.00
Taos Palms (16)* 2 Bdrm $615.00 $241-615
Villa del Sol (32) 2 Bdrm $675.00
* Units owned by the City of Palm Desert
Clearly. the City's market rate rental housing is at a level which represents an affordable housing
opportunity for most households. A very low income family of 3, based on the 1000 income
Housing Element
111-27
TN/City of Palm Desert
General Plan/Housing Element
limits shown in Table 21, above, would be able to afford an apartment at $534.00 per month. A
low income family of 4 could afford up to $948.00 per month. This results in most families being
able to afford the market rate apartments in the City without assistance.
Energy Conservation
Energy conservation is particularly important in the Coachella Valley, due to the extreme
summer heat. Title 24 and Building Code regulations require energy efficiency in all new
construction of housing through design features, insulation, and active solar devices. When
evaluating energy efficiency standards above and beyond the State-mandated Title 24, local
jurisdictions must balance the increase in the cost of housing with the reduction in monthly
utility bills for the user.
The City's development regulations, building regulations and General Plan enforce the standards
required in Title 24, as well as providing encouragement for the use of energy efficient
construction techniques.
QUANTIFIED OBJECTIVES
Table 24
Quantified Objectives Matrix, 1998-2005
Income Category Very Moderate
Low Low High Total
New Construction 77 67 85 215 444
Rehabilitation 50 65 35 0 100
Conservation 1 5 5 0 0 10
REDEVELOPMENT AGENCY FUNDING
In order to achieve the quantified objectives shown above, the Redevelopment Agency must
make certain that adequate funds are available to assist in the development of housing. The
Redevelopment Agency receives approximately $7,000,000.00 annually in housing set-aside
funds. Of these funds, approximately $3.5 million is allocated to debt service. An additional
$700,000 annually is required for administration and other expenses. The Agency has projected
that the following projects will be funded during this planning period.
Santa Rosa II Substantial Rehabilitation: $1,000,000.00
City Land/162 Multi-Family & 117 Single
Family Ownership New Construction: $14,876,802.00
Single Family Rehabilitation: $8,100,000.00
Multi-Family Rehabilitation: $2,500,000.00
New Affordable Senior Project: $2,000,000.00
Self Help Housing: $750,000.00
Housing Element
III-28
TN/City of Palm Desert
General Plan/Housing Element
279 City Sponsored Units
As shown above, the Agency has committed $14,876,802.00 to the construction of 162 multiple
family units on land it owns, 154 of which will be available for very low income households, and
8 to low income households. An additional 117 single family for-sale affordable units are also
planned as part of this project. Entitlements have been secured for both the multi-family units
and the adjacent 117 residences. The project has been approved by the Agency, and financing is
currently (2001) under way. The development agreement between the City and the developer of
the project commits the City to pursuing alternative financing to ensure that the project is built
within this planning period, if the tax credits for which the developer has applied are not secured.
In addition, the Agency may facilitate the issuance of tax exempt multi-family bonds for both
new construction and acquisition and rehabilitation. Two such projects under negotiation by the
Agency at this time (2001) include the purchase of 141 apartments on California Street, to be
made available to 36 very low, 70 low and 35 moderate income households; and the
development of a 20 unit apartment project on Santa Rosa Way, to include 5 one bedroom and
15 2 bedroom units. These units would be available to 10 very low and 10 low income
households.
Finally,two privately funded projects are currently (2001) under way:
• The first will result in 612 apartment units to be built in two equal phases. The project is
located on Hovley Lane, between Cook Street and Portola. The first phase will be completed
in November of 2002, and will include 31 units restricted to low income households. The
second phase will be completed in December of 2003, and will add another 31 units
restricted to low income households.
• The second project, to be constructed on California Street, will result in 76 senior units, 8 of
which will be restricted to low income households, and 7 to moderate income households.
The project will be complete in October of 2001.
The implementation of these projects is the focus of the goals, policies and programs which
follow.
PUBLIC PARTICIPATION
The City held a number of workshops and public hearings in reviewing this Housing Element.
These included:
• A public workshop held by the Housing Commission, which was advertised in the newspaper
and through the posting of flyers at each of the City's affordable housing projects.
• A public workshop before the City's General Plan Advisory Committee.
• Hearings before the Planning Commission and City Council, which were fully noticed in the
City's adjudicated newspaper, posted at City Hall and the City's affordable housing projects,
as well as mailed notifications which were sent to the Coachella Valley Housing Coalition,
Habitat for Humanity, and the Riverside County Housing Authority.
Housing Element
llt-29
TN/City of Palm Desert
General Plan/Housing Element
HOUSING GOALS, POLICIES AND PROGRAMS
GOAL 1
A variety of housing types that meet all of the needs for all income groups within the City.
GOAL 2
The preservation and maintenance of the high quality of the City's affordable housing supply.
Policy 1
The creation of new and the preservation of existing affordable housing projects shall be
encouraged in all areas of the City.
Program 1.1
The Agency shall pursue development of 162 rental and 117 ownership units west of Cook
Street, between 42nd Avenue and Merle, as an affordable family project. Of the 162 rental units,
154 shall be restricted to very low income households, and 8 shall be restricted to low income
households.
Responsible Agency: Redevelopment Agency
Schedule: 2002-2005
Program 1.2
The Agency shall continue to implement the Self Help Housing program, and shall identify 20
households to be assisted by the program in this planning period.
Responsible Agency: Redevelopment Agency
Schedule: 2003-2004
Program 1.3
The Agency shall continue to subsidize existing affordable housing units in the City, including
apartment units it owns now and in the future.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Program 1.4
The Agency shall maintain the existing resale restrictions and other subsidies on the Desert Rose
project.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Program 1.5
The Agency shall maintain ownership of its 745 existing rental housing units in order to assure
long term affordability for these projects.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Housing Element
111-30
TN/City of Palm Desert
General Plan/Housing Element
Policy 2
The City shall continue to strive to meet the State-mandated special shelter needs of large
families, female headed households, single parent families, senior citizens, handicapped and
homeless individuals and families, and shall consider including units for such households in its
projects.
Program 2.1
The City shall continue to enforce the provisions of the Federal Fair Housing Act. Information
on the Fair Housing Act, as well as methods for responding to complaints, shall continue to be
available at City Hall in the Director of Housing's office. Complaints requiring action under the
Fair Housing Act shall continue to be referred to the County's Fair Housing Office in Palm
Springs. The Housing Director shall continue to provide the name, address and nature of the
complaint to the Fair Housing Office when inquiries are made at Palm Desert City Hall.
Responsible Agency: Director of Housing,Redevelopment Agency
Schedule: On-going
Program 2.2
The City shall work with the Senior Center and other appropriate agencies in assisting whenever
possible in the housing of handicapped residents, through participation by the Redevelopment
Agency.
Responsible Agency: Redevelopment Agency, Senior Center
Schedule: On-going
Program 2.3
The R-3 and Planned Residential districts in the Zoning Ordinance shall be amended to allow
emergency shelters and transitional housing as a conditional use.
Responsible Agency: Community Development Department
Schedule: 2003
Program 2.4
The City shall review the standards required for.the review of emergency shelters and
transitional housing,and ensure that they encourage and facilitate their development.
Responsible Agency: Community Development Department
Schedule: 2003
Program 2.5
The City shall encourage local organizations, such as the Coachella Valley Rescue Mission,
Martha's Village and Catholic Charities, to apply to the City for the assignment of CDBG funds
for homeless services.
Responsible Agency: City Manager's Office
Schedule: 2001-2002
Housing Element
111-31
TN/City of Palm Desert
General Plan/Housing Element
Program 2.6
The City shall encourage the acquisition of existing mobile home parks by non-profit agencies or
organizations, in order to preserve their affordability.
Responsible Agency: Redevelopment Agency, City Manager's Office
Schedule: On-going
Policy 3
The City shall continue to utilize resale and rental restrictions, applicant screenings, and other
appropriate mechanisms established as conditions of approval in order to preserve affordable for
sale housing units for the long term.
Program 3.1
The City shall keep in regular contact with the Riverside County Housing Authority to ensure
that Section 8 housing assistance within the City is actively pursued. At least 50 households
should be assisted every year.
Responsible Agency: Housing Manager
Schedule: On-going
Program 3.2
Should the Candlewood Apartments opt-out of their HUD contract, the City shall actively
participate in the identification of a potential buyer to maintain affordability for this project. The
Redevelopment Agency will also assist these organizations in securing financing.
Responsible Agency: Redevelopment Agency
Schedule: As needed
Policy 4
The Redevelopment Agency shall annually allocate funds to eligible projects as they are
presented to the Agency for review and consideration, in conformance with its Five Year
Implementation Plan.
Policy 5.
The City Council shall consider, as an additional incentive, the reduction, subsidizing or
deferring of development fees to facilitate the development of affordable housing.
Policy 6
The City shall continue to address the needs of the senior population in the development of
housing.
Program 6.1
The City shall maintain the Senior Housing Overlay District and the Second Unit Senior Housing
standards in the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: On-going
Housing Element
111-32
TN/City of Palm Desert
General Plan/Housing Element
Program 6.2
The Agency shall begin to develop plans for a senior housing project during this planning period.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2003-2004
Program 6.3
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Redevelopment Agency, Community Development Department
Schedule: On-going
Policy 7
The City shall implement the State's density bonus law.
Policy 8
The City shall encourage the rehabilitation of existing housing traits.
Program 8.1
The Agency shall annually fund the Single Family Rehabilitation Program, and shall assist 25
households each year.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2001, On-going
Program 8.2
The Agency shall establish and fund a multi-family residential rehabilitation program, and assist
30-40 multi-family units during the planning period.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2003-2004
Policy 9
The City shall maintain the Rental Subsidy Program, the Mortgage Subsidy Program and the
Homebuyers Program.
Policy 10
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Policy 11
Encourage energy conservation through the implementation of new technologies, passive solar
site planning and enforcement of building codes. Please also see the Energy and Mineral
Resources Element.
Housing Element
111-33
�NNMONMENTAi_ CHECKLIST Ft, M
I. Project Tide: -_ 429277OAI pF AW51" XKZV T
2. Lead Agency Name and Address:
7 7 -S/O A t7 Almelmr- 77e/✓
s�A/.AI ��6i.P-T. CA' 9ZLlrb
3. Contact Person and Phone Number17UE44—" g17 Jt/L-GG// ¢RI
' 4. Project Location: e i rY ao f�dW s7`Sj-eT
' 5. Project Sponsces Name and Address:
IC/7V DA' ?WJYlif-
5L.Pf
�. PrQC/!/ DE5fR7, � f22la�
6. General Plan Designation: 7. Zoning:
' 8. Description of Pr*a (Describe the whole action involved,including but noj limited to later phases of the
in°1ed.and my SeOeedary,support,or off-site features necessary for its implemen gum Attach additional
sheets)if necessary.)
rinle c/rY it ALZ39mlle A /c%/ i/oixiN f/�irl�..rf
' 9. Surrounding Land Uses.and Se►ting (Briefly describe the projeot's surroundings.)
1
' 10. Other public agencies whose approval is required (e.&, permits, fnaecin8 approval, or participation
egret):
' CITY/RVPUB/1999/313785 FO pn
RM uJ
Page I of 14
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors rh=kcd below would be potentially affected by this project,involving at Just one
' impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages.
❑ Aesthetics ❑ Agriculture Resooces ❑ Air Quality
❑ Biological Resources ❑ Cultural Raourc et ❑ Geology/Soils
' ❑ Hazards&Hazardous Materials ❑ Hydrology/Water Quality ❑ Land Use/Planning
❑ -Mineral Resources ❑ Noise Population/Housing
❑ Public Services ❑ Recreation ❑ Transportation I Traffic
' ❑ Utilities/Service systems ❑ Mandatory Findings of Significance
DETERMINATION(To be completed by the bead Agency):
On the basis of this initial evaluation:
l find that the proposed project COULD NOT have a significant effect on the arvuorameI and a
NEGATIVE DECLARATION will be prepared.
❑ .1 find that although the proposed.Project could have a significant effect an the environment,there will not
1. be a signifcam etTect to this ease because revisions m the project baw been made by or agreed to by the
Proles►propoucaL A MITIGATED NEGATIVE DECLARATION will be prepared
❑ 1 find that the proposed project MAY have a significant effect on the envuorm ems and an
ENVIRONMENTAL IMPACT REPORT is required
: . ❑. I find that the proposed proleet MAY have a"potentially significant or"
mitigated•'impact an the en PAY�ifi�unless
' vroiment,but.at least on:effect 1)has been adequately analyzed in an
earlier document pursaam to applicable legal standards,and 2)has been addressed by mitigation
measures based On the earlier analysis as described on attadW sheets_ An ENVIRONMENTAL
IMPACT REPORT is required,but ttn ust wk*ze a*the effects that main to be addressed
1 ❑ 1 find that although the Proposed Project could have a siga&=t effort an the ravirournmt,because all
Potentially significant efforts(a)haw been analyzed adequately m an earlier Elk or NEGATIVE
DECLARATION Pursuant to applicabIc standards,and(b)have been avoided ar mitigated pursuant to
that earlier EIR m NEGATIVE DECLARATION,uwlWmg revisions or carbPtinn measures that arc
to
0011 the proposed project,nogg further is required
Signature Date
V
' Printed Name For
CITY/R VPUB/1999/313785
FORM••r•
Page 2 of 14
EVALUATION OF ENVIRL..MENTAL D"ACTS:
1) A brief explanation is required for all answers except "No Impact"answers that are adequately supported by the
information sources a lead agency cites in the parentheses following eaeb question A"No Impact"answer is
adequately supported if the referenced information sources show that the impact simply does not apply to projects
like the one involved(e.g.the project falls outside a fault rupture zone). A"No Impact"answer should be
explained where it is based on project-specific factors as well as general standards(e.g. the project will not
expose sensitive receptors to pollutants,based on a project-specific seranmg analysis).
2) All answers must take account of the whole action involved,inchuding off-site as weU as on-site,cumulative as
wdi as project-level,indirect as well as direct,and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur,then the checklist answers must
indicate whether the impact is potentially sigmifneaat,less than significant with mitigation,or less than signifiearit.
"Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is significant. If there
are one or more"Potentially Significant Impact"entries whey the deramination is made,an EIR is requ rota
4) "Negative Declaration: Less Than Significant With Mitigation Inemporated"applies where the meorporai m of
mitigation measures has reduced an effect from"Potentially Significam Impact"to a"Less than Significant
Impact" The lead agency must describe the mitigation measures,and briefly explain how they reduce the effect
to a less than significant level(mitigation measures from Section XVIL"Earlier Analyses,"maybe cross-
referenced).
5) Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has
been adequately anaiyud in an earlier EIR or negative declaration Section 15063(cx3)(D). In this case,a brief
discussion should Wadify the following:
a) Earlier Analyses Used Identify and state where they are available for review.
b). Impacts Adequately.Addressed:. Identify which effects from the above chaddist were within the scope of and
adequately analyzed in an earlierdaaanent pursuant to applicable legal standards,and state whether such
effects were addressed by mitigation measures based an the earlier analysis.
c) Mitigation Measures. For etfects.that are.-Less than Significant with Mitigation Measures Incmparated,^
describe the mitigation measnms which were incorporated or refined fiom the earlier document and dine extort
to which they address sim-specific conditions for the project
6) Lead agencies ate encouraged to incorporate into the checklist refm mces to information sources for potential
imps(C-9. gmeral Pla =ing ordmances)_ Reference to a previously prepared or outside document should,
where appropriate,include a reference to the page or pages where the statement is substantiated
T) SWParting Information Sources. A source fist should be attached,and other sources used or individuals
cmtaeted should be cited in the discussion,
8) This rs only a suggested form,and lead agencies are free to use dif mcni formats;however,lead agencies should
normally address the questions form this checklist that are relevant to a project's environmental effects in
whatever format is selected
CITY/RVPLM/19991313795 FORM"T'
Page 3 of 14
9) The explanation of each issue should identify:
a) the significance criteria or threshold,if any,used to evaluate each question;and
b) the mitigation measure identified,if any,to reduce the impact to less than significance.
SAMPLE QUESTION
Less Thm
Issues: si®ufca
Pomotieay With tea Than
Sodfic t 116080m simfcm No Impct
bwm
1. AESTHETICS. Would the project
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources,including,but not ❑ O ❑ Qy
limited to,tress,rock outcroppings,and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual character or quality ❑ O ❑ p�j
of the site and its su ro►in ings?
d) Create a new source of substantial light or glare which . . ❑ D ❑
would adversely affect day or nighttime views in the area?
' I
U. AGRICULTURE RESOURCES. In determining whether
impacts to agricultural resources are significant cnvi am=tal
effects,lead agencies may refer to the California Agricultural
Land Evaluation and Site ASWSWemt Model(1997)prepared by
the California Dept of Conservation as an optional Mudd to use
in assessing impacts an agriculture and farmland Would the
pn�cct
a) Convert Prime Farmland,Unique Farmland, or Farmland of ❑ D ❑ �r
Statewide Importance(Farmland),as shown on the maps Y°l
prepared(want to the FmmlwW Mapping and Monitoring
Program of the California Resources Agency,to non_
agricultval use?
b) Conflict with existing zoning for agricultural use,or a ❑
Williamson Act contract?
C1TY/RVPUB/1999/313785 FORM "I"
Page 4 of 14
Lacs Thm
Issues: silorigm
Pataiddly Wdh LenThon
SWmficmm MiuPUM SW116cm1 No lmpu
lmpaa b mponmd in"d
c) Involve other changes in the existing eoviromment which, ❑ ❑ ❑
due to their location or nature,could result in conversim of
Farmland,to non-agricultural use?
III. AIR QUALrrY. Where available,the significance criteria
established by the applicable air quality management or air
pollution control district may be relied upon to make the
Mowing determinations. Would the project
a) Conflict with or obstruct implementation of the applicable ❑ ❑ ❑ j
air quality plan?
b) Violate my air quality standard or contribute substantially ❑ ❑ ❑
to an existing or projected air quality violation?
I
I
c) Result in a emulatively considerable net increase of any ❑ ❑ ❑
criteria pollutant for which the project region is
nonattaimoeat under an applicable federal or state ambiera .
air quality standard(including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
d) Expose sasWve receptors to substantial pollutant ❑ ❑ . ❑
concentrations?
e) Create objectionable odors affecting a substantial number. of ❑ ❑ ❑
people?
IV. BIOLOGICAL RESOURCES. Would the project
a) Have a substantial adverse effect,either directly or through ❑ ❑ ❑ (�
habitat modifications,on any species identifud as a
candidate,sensitive,or special status species in local or
regional plans,policies,or regulations,or by the California
Departmaa of Fish and Game or U.S. Fish and Wildlife
Service?
CITY/RVPUB/1999/313795 FORM"J
Page 5 of 14
Lea Thai
Issues: sw afamt
I'dftcdy web LAW Thin
si8a5mt Muiptim nhwfi t No Impu
linger bcwpmw ImpM
b) Have a substantial adverse effect on any riparian habitat or D O D
other sensitive natural commlmity ideatified in local or
regional plans,policies,mgul"ons or by the California
Department of Fish and Game or U.S.Fish and Wildlife
Service?
I
c) Have a substantial adverse effect on federally protected D D D
wetlands as defined by Section 404 of the Clean Water Act
(including,but not limited to,marsh,vernal pool,coastal,
etc.)through direct removal,filling,hydrological
interruption,or other means?
d) huefere substantially with the movement of any native D D ❑
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
I
e) Conflict with any local policies or order protecting D ❑
biological resources,such as a tree preservation policy or D
ordinance?
I
0 Conflict with the provisions of an adopted Habitat D D D
Conservation Plan,Natural Community Conservation Plan ' 'C
or other approved local,regional,or state habitat
conservation plan?
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the signifieance of a D O O historical resource as defined in§ 15064.5?
b) Cause a substantial adverse change in the significance of an D O O
archaeological resource pursuant to§ 15064.5?
c) DicCriY or and m*destroy a unique paleontological D O Q resource or site or unique geologic feature?
d) Disturb any human remains,including those intemd outside Q O Q „{
of form
al cemeteries? 1�!
CITY/RVPU13/1999/3137a5 FORM T.
Page 6 of 14
' Issues: Sf
P mmuy t~rah l.ea Thm
swffmw No In"C
Impm
' VI. GEOLOGY AND SOBS—Would the project:
a) Expose people or structures to potential substantial adverse ❑ ❑ ❑
' effects,mcludmg the risk of loss,injury or death involving:
' i) Rupture of a knows earthquake fault,as delmeated on the ❑ D ❑
most recent Alquist-Paolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
' substantial evidence of a known fauh? Refer to Division of
Mines and Gcology Special Publication 42.
' o) Strong seismic grand sbaldog? ❑ D ❑ �(
iu Seismic-relatcd ground failure,including liquefaction? D D ❑
iv Landslides? ❑ D ❑
b) Result in substantial soil ero®so or the hm of topsoil? ❑ ❑ ❑
' c) Be located on a geologic unit or soul that is unstable,or that ❑ ❑ ❑
would becm►e unstable as a result of the project,and
potentially result mar or off-site landslide,lateral
spreading,subsidence.liquefaction or collapse?
' d) Be located on expansive soil,as defined in Table 18-1-B of ❑ ❑ ❑ fY
the Uniform Building Code(1994).creating substamial
risks to life or property?
e) Have soils incapable of wkqum*supporting the use of D ❑ ❑
septic tamer or alternative waste water disposal Systems
where sewers arc not available for the disposal of waste
water?
VII. HAZARDS AND HAZARDOUS MATERIALS. Would the
pmjcct:
a) Create a significant hazard to the public or the environment ❑ ❑ ❑
ftm4h the routine transport,m, or disposal of hazardous
materials?
CITY/RVPUB/1999/313785
FORM "I"
Page 7 of 14
' Lea Thor
Issues: Wm m
PdomanY Vdh LAM Than
o wp �ted s"a o,
No Imp
t
b) Create a sigai5cant hazard to the public or the etvirmunm p O 0
thm*reasonably foreseeable upset and accident
CoNabons MVolvm8 the release of hazardous materials into
the arvuonrrxern?
' c) Emit hazardous emissions or handle hazardous or acutely O O ❑
hazardous materials,substances,or waste within one.
quarter mile of an existing or proposed school?
' d) Be located an a site which is included on a list of hazardous ❑ O
' atmals sites compiled pursuant to Government Code ❑
rn
section 65962.5 and,as a result,would it create a significant
hazard to the public or the envirownent?
1 e) For a project located within an airport land use plan or. O 0 ❑ nl
where such a plan has not been adopted,within two mils of
1 a public airport or public use airport,would the project
result in a safety hazard for people maidmg or
the project area? vrarkng to
1 .0 For a project within the vicinity of a private airstrip,would ❑ p
the Project result in a safety hazard for people residing of ❑
1 wadang m the MUJW area'
g) bVw implementation of Of physically interfere with an ❑ O O
1 adopted emcgemy reR==plan or emergency evacuation
plan?
1 h) Expose people or strucgaea to a significant rL*of loss, ❑ O ❑
*jury or death involving wildland foes,including where
1 wildlandt are adjacent to urbanized areas or where
resWmm are intermixed with wildlands?
' Vlli. HYDROLOGY AND WATER QUALITY. Would the
Project:
' a) Violate any water quality standards or waste discharge O ❑
mquirnexents? 0
1
CITY/R VPUB/1999/313795
FORM"!"
Page 8 of 14
1 -
LUS>hm
Issues: Swdrad
tbtmui.ttr With LAU Than
siofi= t MiTigitim Sig XMW No tmpo
. h VW bawpomed b*W
' b) Substantially deplete groundwater supplies or interfere ❑ O ❑
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level(e.g.;the production rate of
pro existing nearby wells would drop to a level which would
not support existing land uses or plannod uses for which
permits have been granted)?
c) Substantially alter the existing drainage pattern of the site or ❑ ❑ ❑ j
' area,including through the altcmtim of the course of a
stream or river,in a manner which would result in
substantial erosion or siltation on-or off-site?
d) Substantially alter the existing drainage pattern of the site or ❑ ❑ .❑
area,including through the alteration of the course of a
stteam or river,or substantially in==the rate or amount
of surface runoff in a manner which would result in flooding
' m-or off4te?
e) Create or contribute nm ff water which would exceed the ❑ ❑ . ❑
-,. capacity of adsting err Planed storm water drainage
systrnu or provide substantial additional souaees of
' polluted runoff?
f) Otherwise substantially degrade water quality? ❑ O ❑
g) Place housing within a 1110-year flood ha>ard area as ❑ O O
mapped on a federal Flood Hazard Boundary or flood j
' krzanee Rate Map or other flood hazard delineation map?
b) Place within a I oo-year flood hazard area stnictur s which
would impede or redirect flood flows? O ❑- O j
' i) Expose people or strwtures to a significant risk of loss, ❑ ❑ O
injury or death involving flooding,including flooding as a
result of the failure of a levee or daze?
j) Inundation by seiche,tsumazni,or mudflow?
CITYMWUB/1999/313785
FORM"r
Page 9 of 14
Less Than
Issues:
Porm.ty � lea Than
5*1& 01 mmptm Swdwam No Impu
' � Inoorpon�d Impact
IX LAND USE AND PLANNING. Would the project:
' a) Physically divide an established amity? ❑ 0 ❑
b) Conflict with any applicable land use plan,policy,or
' regulation of an agency with jurisdiction over the prgjext ❑ ❑ ❑
(including,but not limited to the general plan,specific plan,
local coastal program,or maing ordinance)adopted for the
' purpose of avoiding or mitigating an mvboameotal effect?
c) Conflict with any applicable habitat conservation plan or ❑ ❑ ❑
' natural canmunity conservation plan?
' X. MWERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral ❑ ❑ ❑
resource that would be of value to the region and the
residents of the state?
' b) Result in the loss of availability of a locally.impoitant ❑ ❑ ❑
mural resource recovery site delineated an a Beal gerremal
Ple4 specific plain or other land use plan?
' XI. NOISE. Would the project result in:
a) EVosurc of pasoon to or generation of noise levels in ❑ ❑ ❑
excess of standards established in the local general plan or
' noise ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive ❑ ❑
groundbome vibration or grotmdbomon noise levels? ❑
' c) A substantial permanent inctease in ambient noisy levels in ❑ ❑
the project vicinity above levels existing without the ❑
Project?
td) A substantial temporary or periodic maease in ambient ❑ ❑
noise levels in the project vicinity above levels existing ❑
twithout the project?
1
CITY/RVPLMII999/313785
FORM
Page 10 of 14
iIssues: powkdky With Len Than
sisoficud N641fim Sip&cam No tmP
! hapad Wwrpmled haped
e) For a project located within an airport land use plan or, 0 ❑ 0 (�
where such a plan has not been adopted,within two miles of
! a public airport or public use airport,would the project
expose people residing or working in the project area to
excessive noise levels?
! f) For a project within the vicinity of a private airstrip,would ❑ ❑ D
dre project expose people residing or worlmrg in the project
! area to excessive noise levels?
' XII. POPULATION AND HOUSING. Would the project
a) Induce substantial population growth in an area,other D ❑ ❑
! directly(for file,by proposing new, �es and
businesses)or indirectly(for example,through extension of
road or other infrastructure)?
b) Displace substantial manbers of existing housing. ❑ ❑ ❑ '
necessitating the construction of replacement housing i
! elsewhere?
c) Displace substantial numbers of people,noccudatmg the. ❑ 0 ❑
construction of replacement housing elsewhere?
Xlll. PUBLIC SERVICES. Would the project:
i
a) Result in substantial adverse Physical impacts associated
' with the provision of new or physically altered
governmental facilities,need for new or physically altered
gwicnimeotat facilities,the construction of which could
tense significant environmental impacts,in order to !
' maintain acceptable service ratios,response times or other
Performance objectives for any of the public services:
Fire protection?
! Police protection? ❑ 0 ❑ ,,
t�l j
! Schools? ❑ 0 ❑ d
CITY/RWUB/19991313785
FORM.In
! Page 1 I of 14
' Issues: LA=7ha'
S
Pbtm°'tlY With t.ess Then
s'pieCOt l No Imp,
Gap«
Parks? WWW
❑ ❑ ❑
' Otha public facilities? ❑
❑ ❑
' M. RECREATION. Would the project
a) Increase the use of existing mood and regional
' Parks or other recreational facilities such that substantial ❑ ❑ ❑
Physical deten"Mum of the facility would occur or be
accelerated?
' b) Does the
ProJ°a urlttde recreational fadlitiea or regime ❑ ❑ ❑
' the construction or expansion of recreational&wit=
which have an adverse Physical effect an the
eavirmmant?
' XV. TRANSPORTATION/TRAFFIC. Would the project
e) Cause an mCrMSC in buffic which to the existing traffic load_and capacity of the m.h� he s street in relation V 1� ❑, ❑
QY
system(i.e.,result in a substantial increase in either the
. number of vehicle trips,the vohume to capacity ratio m
roads,or congestion at intersections)?
b) � individuallyor vely,a lest of
service the county
❑ ❑
congestion ❑ - �[
management 118CM7 for designated roads or highways?
c) Result in a change in air tral5cpaUCOL%including either ❑ �t' ❑
an increase in traffic kvels or a change in location that ❑ VS
results in substantial safety risks?
' d) Substantially increase hazards due to a desiga feature ❑
(e-& curves;.sharp cu v or dangerous intcrsactionc)or ❑ ❑ (�(
incompatible uses(e.&,farm equipment)?
c) Result in inadequate cnwgcmy Mcm?
❑ ❑ ❑ 1g1
CITY/RVPUB/1 999/3 1 3 7 85
FORM.'r
Page 12 of 14
1 LAW Thu
Issues: Sito�saw
Poumtidty With t.eu Than
SWifinm Mitignim Sipdmat No impact
1 impactd WWW
!) Result in inadequate pig deity? ❑ ❑ ❑ �L
1 g) Conflict with adopted pia.Plans.or programs ❑ O O QY
supporting alternative transportation(e.g.,bus tumours,
bicycle racks)?
1 XVI. UMITIES AND SERVICE SYSTEMS. Would the project
1 a) Exceed wwwwata treatment requirements of the O ❑ ❑
applicable Regional Water Quality Control Board?
! b) Require or result in the construction of new water or ❑ ❑ ❑
' wastewater tpeatment facilities or expansion of existing
facilities,the construction of which could cause
significant environmental effects?
! c) Retp ue or result in the crostruaion of new storm water . ❑ ❑ ❑
drainage facilities or expansion of existing facilities,the
construction of which could cause significant
environmental effects?
' d) Have sufficient water supplies available to serve the ❑. ❑ ❑ t p�'
Project free existing entitkmeaft,and resetras,or are P't
new or expanded entitlements needed?
' e) Result in a determination by-the wastewater treatment ❑ O ❑ .
! provide whir serves or may serve the project that it has
adequate capacity to serve the pmjed's projected demand
in addition to the provides existing ce mmiumeats?
' n Be served by a landfill with sufficient permitted capacity O ❑ ❑ q('
to accommodate the project's solid waste disposal needs? 1Ol
g) amply with federal,state,and local statutes and ❑ ❑ ❑
regulations related to solid waste?
1
CITY/RVPUB/1999/313785 FORM"T'
1 Page 13 of 14
Issues: - t.ea TLm
slPfficull
Potmpasy With LA=Thm
sipifi = Mi*6m Sip1iram No tmp'm
• Imped lttempW"W lmprot
XVD. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the qudq
O ❑ ❑
Of the end
uomocat,substantially reduce the habitat or a
fish or wildlife species,cause a fish or wildlife population
to drop below self-sustaining h:v&.threaten to eliminate
a plant or animal oorrmwW1y.reduce rho number or
restrict the range of a rare or endangered plant or animal
or eliminate Qoportant Mmples of the major periods of
California history or prehistory?
b) Does the pfolem have impacts that are individually ❑
limited,but cumulatively considerable? ("G®uiatively ❑ ❑
considerablC means tbat the mcemeotal effects of a
Project are considerable when viewed in eonneotico with
the effects of past F*Ctk the effects of other=rent
project and the effects of probable fugue projects.)
c) Does the projxt have eavironmmtal edl'eras which will ❑ ❑
cause substantial adverse effects an humor ❑ CK
��? ,
CITY/RVPUB/19991313785
FORM
Page 14 of 14
� IIY 01 P 8 1 M 01SLttT
• 73-510 FRED WARING mRITE
PALM DESRRT,CALIFORNIA 92260-2578
TEL: 760 346—o6 n
FAX:760 341-7098
infolp.lndner,.aq '
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO.GPA 0"4
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning
Commission to consider an amendment to the Housing Element for the General Plan and the
Negative Declaration as it relates thereto.
SAID.public hearing will be held on Tuesday, January 15, 2002, at 7:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California,
at which time and place all interested persons are invited to attend and be heard. Written
comments concerning all items covered by this public hearing notice shall be accepted up to
the date of the hearing. Information concerning the proposed project and/or negative
declaration is available for review in the Department of Community Development at the above
address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you
challenge the proposed actions in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice,or in written correspondence
delivered to the Planning Commission(or city council)at, or prior to,the public hearing.
PUBLISH: Desert Sun PHILIP DRELL, Secretary
December 24, 2001 Palm Desert Planning Commission
CTA7F nF CAIIFORMA-BITS^:ecc TR�NSPDRTATIDN.AND NOOSOV.A6FNCV nRA V DA VIS Rovem�
DEPARTMENT OF HOUSING AP )MMUNITY DEVELOPMENT P5wc
Division of Housing Policy Development a
IS00 Third Streel.Suite 430
P.O.Box 952053
Sa ,,utu,CA 94252.2053
wMw Acd.caeov DEW
(916)323-31761 FAX:(916)327.2643
RECEIVED
7 2001
October 29,2001 CCMMMY DEVELOPMENT OEPAR)MENT
MY OP PALM DESERT
Mr. Carlos Ortega, City Manager
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, California 92260
Dear Mr. Ortega:
RE: Review of the City of Palm Desert's Revised Draft Housing Element
Thank you for submitting Palm Desert's revised draft housing element, received for out review
September 19, 2001. We also considered material received by facsimile transmissions on
August 31, 2001 and September 10, 2001. As you know, the Department of Housing and
Community Development (Department) is required to review driftt housing elements and report
our findings to the locality pursuant to Government Code Section 65585(b). Telephone calls
with Ms. Nicole Sauviat Criste, the City's Consultant, facilitated our review. This letter
summarizes the conclusion of the September 10,2001 conversation.
Palm Desert's revised housing element adequately addresses the statutory requirements
described in our August 24, 2001 review letter. We are pleased to find the draft element,
including the revisions received by facsimile, now addresses all of the statutory requirements of
State law. Once adopted and submitted to this Department, the element will be in full
compliance with State housing element law(Article 10.6 of the Government Code).
For your information, we have enclosed a brief description of new and existing housing and
community development programs administered by this Department along with funding levels
for the c1jrren!fiscal year. We are pleased to report a historic increase in housing fiords available
through HCD. Information on these programs, including recently released Notices of Funding
Availability (NOFA), has been posted to our website. Please consult our homepage at
www.hcd.ca.gov for new program information.
The cooperation and assistance of Ms. Sauviat Criste during the review process is greatly
appreciated. We hope our comments are helpful to the City. We look forward to receiving the
adopted housing element for our review pursuant to Government Code Section 65585(g). If you
require additional assistance or have any questions, please feel free to contact Mario Angel, of
our staff, at(916) 445-3485.
Mr. Carlos Ortega, City M&, ger
Page 2
In accordance with requests pursuant to the Public Records Act, we are forwarding copies of this
letter to the persons and organizations listed below.
Sincerely,
Cathy E. Creswell
Deputy Director
Enclosure
cc: Nicole Sauviat Criste,Tema Nova Planning &Research
Phill Drell,Planning Manager, City of Palm Desert
Mark Slivers, Senate Committee on Housing&Community Development
Catherine Ysrael,Supervising Deputy Attorney General,AG's Office
Tent'Roberts, Govemor's Office of Planning and Research
Kimberley Dellinger,California Building Industry Association
Marcia Salldn, California Association of Realtors
Marc Brown, California Rural Legal Assistance Foundation
Rob Weiner,California Coalition for Rural Housing
John Douglas,AICP,The Planning Center
Dara Schur, Western Center on Law and Poverty
Alexander Abbe,Law Firm of Richards, Watson &Gershon
Ruben Duran, Law Firm of Neufield,Jaffe &Levin
Dara Schur,Western Center on Law and Poverty
Jonathan Lehrer-Graiwer,Attorney at Law
Ana Marie Whitaker,California State Poly—Tech University
Karen Warner,Cotton Bridges &Associates
David Booher,California Housing Council
Jose Rodriquez,California Rural legal Assistance
Minh Tran, Inland Counties Legal Services
Rose Mayes,Fair Housing Council of Riverside County, Inc.
Jim Ragsdale, David Evans Associates
�- IIIV01P111M011PI
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-o61 i
FAX: 760 341-7098
info@palm-desert.org
PLANNING COMMISSION MEETING
NOTICE OF ACTION
Date: January 18, 2002
City of Palm Desert
Re: GPA 01--04
The Planning Commission of the City of Palm Desert has considered your request and taken
the following action at its meeting of January 15, 2002:
PLANNING COMMISSION RECOMMENDED TO CITY COUNCIL APPROVAL OF
GPA 01-04 BY ADOPTION OF PLANNING COMMISSION RESOLUTION NO.
2109. MOTION CARRIED 5-0.
Any appeal of the above action may be made in writing to the City Clerk, City of Palm
Desert, within fifteen (15) days of the date of the decision.
Philip Drell, S retary
Palm Desert PI nning Commission
/tm
cc: Coachella Valley Water District
Public Works Department
Building & Safety Department
Fire Marshal
RESOLUTION NO. 2109
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM DESERT, CALIFORNIA,
RECCOMMEDING TO CITY COUNCIL APPROVAL OF THE
HOUSING ELEMENT UPDATE AND NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT RELATED
THERETO.
CASE NO. GPA 01-04
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 15th day of January, 2002, hold a duly noticed public hearing to a consider a request
by the CITY OF PALM DESERT for the above mentioned; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act,
Resolution No. 00-24," in that the Director of Community Development has determined
that the project will not have a significant negative impact on the environment and a
Negative Declaration has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify approval of the
General Plan Amendment:
GENERAL PLAN AMENDMENT:
1. The Housing Element update is consistent with the City's current General
Plan's goals, policies and programs promoting a variety of housing for all
economic segments of the community.
2. The Department of Housing and Community Development has reviewed the
draft Housing Element and determined that all statutory requirements of
State law have been met.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the Planning Commission in this case.
2. That General Plan Amendment 01-04 (attached hereto as Exhibit A) and
Negative Declaration of Environmental Impact (attached hereto as Exhibit
B) are hereby recommended for approval to the City Council.
PLANNING COMMISSION RESOLUTION NO. 2109
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 15th day of January, 2002, by the following vote, to wit:
AYES: CAMPBELL, FINERTY, JONATHAN, TSCHOPP, LOPEZ
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
JIM E , C it r n
ATTEST:
PHILIP DRELL� Secretary
Palm Desert PI nning Commission
z
TN/City of Palm Desert
General Plan/Housing Element
HO USING ELEMENT
PURPOSE
The purpose of the City of Palm Desert Housing Element is to provide the residents,
development community and elected and appointed officials with a clear understanding of the
City's housing needs. In order to achieve the ultimate goal of ensuring that every Palm Desert
resident secures a safe and decent place to live within a satisfactory environment, the Housing
Element promotes a close coordination of housing policies and programs at local, state and
federal levels.
BACKGROUND
The Housing Element functions as an integral part of the City's efforts to manage the
development of incorporated lands. The City balances the need to assure adequate housing for all
current and future residents against the need to provide infrastructure and services. The Housing
Element includes a description of existing housing types, condition of existing units,
overcrowding, overpayment, homelessness, and the demand for affordable housing in the City.
The Element also includes an analysis of the progress made since the drafting of the last Housing
Element, and projections of needs for the next five years.
California Law
California Government Code requires that every City and County prepare a Housing Element as
part of its General Plan. In addition, State law contains specific requirements for the preparation
and content of Housing Elements. According to Article 10.6, Section 65580, the Legislature has
found that:
(1) The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California family is a priority
of the highest order.
(2) The early attainment of this goal requires the cooperative participation of government and
the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.
(3) The provision of housing affordable to low and moderate income households requires the
cooperation of all levels of government.
(4) Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community.
(5) The legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
Housing Element
III-I
i
TN/City of Palm Desert
General Plan/Housing Element
(1) To assure that local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2) To assure that cities and counties prepare and implement housing elements which, along
with federal and State programs, will move toward attainment of the State housing goal.
(3) To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
(4) To ensure that each local government cooperates with other local governments to.address
regional housing needs.
Government Code Section 65581 outlines the required content of all housing elements including
identification and analysis of existing and projected housing needs, and a statement of goals,
policies, quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. Specific requirements include the following:
(1) An assessment of housing needs and an inventory of resources and constraints relevant to
the meeting of these needs. The analysis should include population and employment
trends; documentation of household characteristics; inventory of land suitable for
residential development; governmental and other constraints to new housing
development; analysis of any special housing needs and an assessment of existing
affordable housing developments.
(2) 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 objectives
of the housing element in order to meet the housing needs of all economic segments of
the community.
Evaluation of Existing Housing Element Goals and Policies
The last Housing Element Update was adopted by the City Council in December of 1989, and
certified by the Department of Housing and Community Development as meeting the
requirements of the law. The last Housing Element presented a "Five Year Program Summary"
which specified the programs in which the City would participate during that planning period.
The Summary is presented below, and each Program's effectiveness is discussed.
Housing Element
Ill-2
TN/City of Palm Desert
General Plan/Housing Element
I. Neighborhood Oualitv Public Infrastructure Rehabilitation and Conservation
A. PROGRAM: Completion of all remaining residential infrastructure.
Scope: 2,373 units
Cost: $15,000,000
Source: Redevelopment Agency, Tax Assessments
Agency: Redevelopment Agency/Public Works
Completion Date: July, 1989
The City issued bonds to fund the construction of streets, storm drainage and sanitary sewer
improvements in 1988. The bond issue successfully completed the program. Further activity is
not necessary.
B. PROGRAM: Residential Rehabilitation Loans.
Scope: 200 units
Cost: $250,000
Source: Redevelopment Agency
Agency: Redevelopment Agency/Building and Safety
The Redevelopment Agency has assisted 28 very low income households and 18 low income
households. The program has been successful, and continues to be implemented. It should be
maintained in the new planning period. In addition, there is a need for rehabilitation funds being
applied to multi family projects. Such a program will be considered in the new planning period.
C. PROGRAM: Certificate of Conformance
Scope: Estimate 100 units
Cost: None
Agency: Community Development/Building & Safety
The program was successfully implemented. .4 total of 83 legal non-conforming units were
rehabilitated and given certificates of conformance. The program shall remain in the City's
Municipal Code as an option available for future use.
D. PROGRAM: Town Center Apartments.
Scope: Rehabilitation of 64 low income apartments
Cost: $2,500,000.00
Agency: Redevelopment Agency. Department of Building and Safety, Riverside County Housing
The project, now known as Desert Pointe, was purchased from the County of Riverside for
S3,09i,000, and rehabilitated by the Redevelopment Agency, and is assured of affordability in
perpetuity.
E. PROGRAM: Mobile Home Park Conservation.
Scope: 191 units
Cost: $6,400.000.00
Agency: Redevelopment Agency, Riverside County Housing Authority
Housin_a Element
III-;
TN/City of Palm Desert
General Plan/Housing Element
The Agency assisted 47 residents in purchasing their spaces at the Portola Palms Mobile Home
Park, and has thereby ensured their affordability. The affordability restrictions are for 30 years.
The Indian Springs Park was not purchased as planned. In addition, the City implemented a Rent
Control Ordinance for mobile home parks, and continues to maintain this ordinance at this time.
The protection of rents at mobile home parks is an important component of their on-going
affordability. The on-going preservation of mobile home spaces will continue to be implemented
through the City's Redevelopment Agency, as projects become available.
II. Reduced Cost and Price for New Construction
A. PROGRAM: Affordable High Density Rental Employee Housing.
Scope: 366 very low income units
366 low income units
366 moderate income units
1,100 Total Units
Cost: Construction $60,000,000
Annual subsidy: $2,480,000.00
Source: Redevelopment Agency, Riverside County Housing Authority, Commercial
Development Housing Mitigation Fees
Agency: Community Services, Redevelopment Agency, Public Works, Building and
Safety, Riverside County Housing Authority.
The Agency has purchased and/or rehabilitated 745 rental units during the previous planning
period, at a total expenditure of more than S45,000,000. These units were in multiple projects,
and were funded through Agency funds, bond issues, and other means, as follows:
Pueblos Apartments: $788,000
Las Serenas: S8,330,000
Taos Apartments: S800,000
Neighbors Apartments: $1.540,000
Desert Pointe: $3,095,000
One Ouail Place: $25,095,000
Catalina Apartments: S2,761,300
Santa Rosa Apartments: $400,000
The purchase of all of these units except the Santa Rosa Apartments occurred in 1998. Santa
Rosa was purchased in 1995. Prior to that time, the Redevelopment Agency subsidized the
County Housing Authority for the period from 1991 to 1998 for a total of S20,400,349. These
subsidies ensured that the properties were properly maintained. and remained affordable to very
low, low and moderate income households. The Agency continues to look at projects for
purchase in the new planning period.
Housing Element
111-4
TN/City of Palm Desert
General Plan/Housing Element
B. PROGRAM: Ownership Mortgage Assistance.
Scope: 56 units eligible for low interest loans.
Cost: $5,000,000
Source: Riverside County
Agency: Riverside County
The County First Time Homebuyers Program continues to be accessible to residents of Palm
Desert. Since 1995, 17 loans have been made in the City. In addition, the City issued bonds to
fund the construction of the Desert Rose project, which provides ownership housing for 161 low
and moderate income households. The City subsidized closing costs and wrote down purchase
prices for eligible families for a total subsidy of$5,434,037. The City also underwrote the
marketing of the project, and supplied the land,for a total additional contribution of$5,931,625.
Altogether, the City invested$11,365,662 into the Desert Rose project.
C. PROGRAM: Self-Help Housing.
Scope: 12 assisted single family homes
Cost: $320,000
Source: Redevelopment Agency, California Self-Help Housing Program, HCD,
California Housing Finance Agency.
Agency: Coachella Valley Housing Coalition, Redevelopment Agency, Department of Building
The City assisted in the development of 17 single family self-help homes, located in various
neighborhoods throughout the City. These included 11 units built through the Coachella Valley
Housing Coalition, 2 units built through Habitat for Humanity, 2 units built through Building
Horizons, and 2 units on Rebecca Lane built through the Agency. The project was successful,
and should be maintained for the new planning period.
D. PROGRAM: Manufactured Housing.
Scope: 241 units within new parks and implementation of state laws against
discrimination within single family zones.
Cost: None
Agency: Community Development
The Portola Country Club project includes a total of 499 manufactured housing units available
for sale to senior households. The City has also implemented state law regarding non-
discrimination. The continued implementation of manufactured housing options appears to have
limited value at this time, due to the affordable cost of construction for traditional housing.
E.. PROGRAM: Senior Housing Overlay.
Scope: 600 congregate care units
50 very low income apartments
100 lower income apartments
150 moderate income apartments
Cost: $1.000.000
Source: Private developer inclusionary requirements and in-lieu fees..
Agency: Community Development.
Housing Element
Ill-5
TN/City of Palm Desert
General Plan/Housing Element
469 congregate care beds were constructed during the previous planning period. No new
restricted apartments were constructed by private parties. The Agency has acquired, however,
the Las Serenas, Pueblos and Catalina Gardens apartments for senior households in the low and
very low income categories. The senior overlay has been implemented, has generated a total of
252 units, and should be maintained in the new planning period.
F. PROGRAM: Senior Second Unit.
Scope: Zoning standards permitting second units on single family lots rentable to
residents over 60 years of age.
Cost: None
Agency: Community Development.
The City implemented the zoning ordinance standards. The standard should be maintained in the
new planning period, as it provides for affordable housing for senior households.
G. PROGRAM: Homelessness.
Scope: Financial assistance to valley shelter
Cost: $10,000
Agency: Riverside County Housing Authority/Catholic Charities.
The City funded$15,000 annually until 1998 (S5,000 for the Coachella Valley Rescue Mission,
and S10,000 for Catholic Charities). In the 2000-2001 fiscal year, the City contributed$25,000
to the Coachella Valley Rescue Mission. The City is now considering the use of Community
Development Block Grant funds for these projects.
H. PROGRAM: Federal Section 8 Rent Subsidies.
Scope: 58 assisted households
Cost: unknown
Agency. S. Department of Housing and Urban Development.
There are currently 75 Section 8 households in the City. The program should be maintained, as it
provides valuable assistance to lower income households.
Housing Element
❑1-6
i
TN/City of Palm Desert
General Plan/Housing Element
f DEMOGRAPHIC INFORMATION
In order to understand the housing needs of the residents of Palm Desert, it is important to first
look at the make up of the community and its demographics.
REGIONAL SETTING
This section of the Housing Element contains relevant demographic, household, and socio-
economic data. This information is primarily based on data provided in the 1990 U.S. Census of
Population and Housing, the California Department of Finance and the City of Palm Desert.
The City of Palm Desert is located in the Coachella Valley, in eastern Riverside County. The
County experienced extremely rapid growth in the 1980's. County population grew from
663,923 in 1980 to 1,110,000 in 1990, an increase of 67%. The California Department of
Finance further estimates that population in the County rose to 1,473,307 in 1999.
Historic and Current City Population
The U. S. Census estimated a population of 23,252 in Palm Desert in 1990. The population was
further estimated at 38,766 in 2000, representing an average annual increase of just under 6%.
Population by Age Group and Ethnicity
Table 1 presents the number of persons in various age ranges and the percent of total population
for each group. In 1990, the City's median age was 42.3 years, representative of the high number
of retired persons who have been attracted to the Coachella Valley.
Table 2 lists the ethnic distribution for Palm Desert in 1990.
Table 1
Age Distribution
Age Number % of Total
Under 18 3,984 17.1%
18-24 1,856 8.0%
25-44 6,636 28.6%
45-64 5,375 23.1%
65+ 5,401 23 2%
Total 23,252 100%
Source: 1990 U.S. Census
Housing Element
111-7
TN/City of Palm Desert
General Plan/Housing- Element
Table 2
Ethnic Characteristics, 1990
Number % of Total
White 21,240 91.4%
Black 223 1%
Native American 104 .4%
Asian & Pac. Islanders 421 1.8%
Other 1,264 5 4%
Total 23,252 100%
Hispanic 3,196 13 7%
Note: the ethnic population numbers may seem distorted because the U.S.
Census does not consider Hispanic ancestry to be a race. For this reason, some
Hispanics choose to list themselves under the classification for other races.
Source: 1990 Census of Population and Housing
More recent analysis shows that although the City remains predominantly Caucasian, there has
been an increase in minority population, as shown in Table 3, below. This is representative of
the trend throughout Southern California.
Table 3
Ethnic Characteristics, 1997
Number % of Total
White 37,196 96.4%
Black 359 .9%
Native American 189 .5%
Asian & Pac. Islanders 861 2.2%
Other N/A 0%
Total 38,605 100%
Hispanic 5 836 15 1%
Note: the ethnic population numbers may seem distorted because
the U.S. Census does not consider Hispanic ancestry to be a race.
For this reason, some Hispanics choose to list themselves under the
Classification for other races.
Source: The Desert Sun dated 3/30/98
Household Size and Income
The City had a total of 10,588 households in 1990. In 2000, the Department of Finance estimated
16,131 households, a 52% increase in ten years.
The 1990 Census identified a median household income in the City of$37,315, slightly higher
than the County median income. which stood at $36,000 for the same time period. The following
Table lists the number of households in each income range in 1990.
Housing Element
Ill-8
TN/City of Palm Desert
General Plan/Housing Element
Table 4
Household Income Distribution, 1990
'Income No. of HH % of Total
$ 0-4,999 355 3.4%
5,000-9,999 542 5.1%
10,000-14,999 771 7.3%
15,000-24,999 1,683) 15.9%
25,000-34,999 1,5 31 14.5%
3 5,000-49,999 1,972 18.6%
50,00-74,999 1,758 16.6%
75,000-99,999 801 7.6%
100,000+ 1,175 11.1%
Total 10,588 100%
Source: 1990 U.S. Census
Employment and Major Employers
The Census data also provided information on employment distribution in 1990. Of a total
workforce of 11,623, the largest sectors for employment were retail trade and services.
Table 5
Employment by Industry, 1990
Industry No. of % of Total
Employees
Agriculture/Forest/Fish 234 2.0%
Mining 11 0.1%
Construction 963 8.3%
Manufacturing, Durables 298 2.6%
Manufacturing, Non-Durables 235 2.0%
Transportation 263 2.3%
Communications/Pub. Utilities 256 2.2%
Wholesale Trade 340 2.9%
Retail Trade 2,755 24.0%
Finance/R.E./Insurance 1,237 10.6%
Business/Repair Service 680 5.9%
Personal Services 1,117 9.6%
Entertainment/Recreation 700 6.0%
Health Services 835 7.2%
Educational Services 756 6.5%
Other Prof. Services 667 5.7%
Public Administration 246 2.1%
Source: 1990 Census
The Citv's current major employers are listed in Table 6.
Housing Element
III-9
TN/City of Palm Desert
General Plan/Housing Element
Table 6
Major Employers — 1999
Employers Number of Empl
Westfield Shopping Town 2,750
Marriott's Desert Springs 1,800
College of the Desert 500
Robinson-May Company 350
Sunrise Company 325
Macy's 75
Foundation of the Retarded 75
J.C. Penney's 33
Waste Management of the Desert 150
U.S. Filter 133
City of Palm Desert 126
Source: City of Palm Desert Redevelopment Agency
The retail and service sectors continue to be a major source of employment for residents of the City.
Housing Characteristics
The 1990 Census showed a total of 18,248 housing units in the City in 1990.
Table 7
_ Housing Characteristics-1990
Units in Structure Number
Single Family, detached 5,581
Single Family, attached 6,472
2-4 Units, Multi-family 2,035
5-9 Units, Multi-family 1,022
10 or more Units, Multi-family 1,752
Mobilehome Trailer 1,179
Other 207
Total 18,248
Source: 1990 Census
The State Department of Finance has updated this data annually, and released the following in
January of 2000.
Housing Element
I11-10
TN/City of Palm Desert
General Plan/Housing Element
Table 8
Housing Characteristies-2000
Units in Structure Number
Single Family, detached 11,143
Single Family, attached 9,961
2-4 Units, Multi-family 2 383
5+ Units, Multi-family 4,192
Mobile homes 1,203
Total 28,882
Source: State Department of
Finance
The greatest growth in housing type has occurred in the single family home area, continuing the
City's historic trend as a suburban community. It is important to note that in addition to rapid
growth, the above numbers also reflect annexations undertaken by the City during the last ten
years.
Age of Housing Stock
The City's housing units are relatively new, with only 42% being over twenty years old in 1990,
as demonstrated in the Table below.
Table 9
Age of Housing Units
Year Built No of Units % of Total
3-90-3-00 2,939 13.9%
1989-3-90 1,276 6.0%
1985-1988 3,219 15.2%
1980-1984 4,779 22.6%
1970-1979 5,219 24.6%
1960-1969 2,422 11.4%
1950-1959 995 4.7%
1940-1949 270 1.3%
Before 1940 68 0.3%
Total 21,187 100%
Source: 1990 U.S. Census. City of Palm Desert
Vacancy Status
The 1990 Census showed a total of 7,653 of the City's total 18,248 housing units to be vacant,
for an overall vacancy rate of 41.9%. Correcting for seasonal or recreational units, which are
considered vacant by the Census but are not available or used for permanent occupancy, the
vacancy rate decreased to 11.6% in 1990.
Housing Element
III-I 1
TN/City of Palm Desert
General Plan/Housing Element
Table 10
Vacancy Status — 1990
Unit Type No. of Units % of All
Vacant Units
For Rent 873 11.4%
For Sale 448 5.9%
Rented or Sold, not occupied 119 1.5%
Seasonal, Recreational or
Occasional Use 5,531 72.3%
For Migrant Workers 1 .01%
Other Vacant 681 g 9%
Total 7,653
Source: 1990 Census
The vacancy rate had increased slightly in ten years, to 44.14%, with an estimated 16,134
units occupied by permanent residents. If adjusted for seasonal homes, which represented
approximately 72%% of vacancies in 1990, the vacancy rate in the City can be estimated in
2000 to be 12.4%.
Housing Tenure
Housing tenure for occupied units only in 1990 is shown in Table 11.
Table 11
Housing Tenure— 1990
Unit No. of Units %
Owner Occupied 6,770 63.9%
Renter Occupied 3 825 27 1°/
Total 10,595 1000/1
Source: 1990 Census
Overcrowding
The State Department of Housing and Community Development (HCD) has set the standard
of 1.01 persons per room as the criteria for defining "overcrowded" housing conditions.
Overcrowding is one of the specifically identified issues that must be addressed in the
Housing Element. High rents and home prices in some communities limit low income persons
from obtaining homes with adequate space or bedrooms. The following Table represents the
range of persons per room in the City's housing units in 1990.
Housing Element
111-12
TN/City of Palm Desert
General Plan/Housing Element
Table 12
Overcrowding, 1990
Persons/Room No. of HH
_ Owner-Occupied Units
0.50 or less 5,635
0.51 to 1.00 1,021
1.01 to 1.50 75
1.51 to 2.00 26
2.01 or more 13
Renter-Occupied Units
0.50 or less 2,427
0.51 to 1.00 1,046
1.01 to 1.50 177
1.51 to 2.00 97
2.01 or more 78
Source: 1990 Census
Based on this data, a total of 466 households in Palm Desert were overcrowded. This
represents approximately 7.8% of occupied housing units in the City in 1990. Of the total
households overcrowded, 352 were renters and 114 were owners.
Housing Values
The 1990 Census estimated values for owner-occupied single family homes in the City. These
are listed in Table III-13.
Table 13
Values, Specified Owner-Occupied
Housing Units, 1990
Value Number
$14,999 or less 5
$15,000 to 34,999 11
$35,000 to 59,999 41
$60,000 to 99,999 639
$100,000 to 149,999 1363
$150,000 to 199,999 1,016
$200,000 or more 2.072
Source: 1990 Census
The median housing unit value in 1990 was $172,600. For renters. the median contract rent at
.that time was $616.00. Current housing values and rental rates are further discussed below.
Housing Element
11I-1;
TN/City of Palm Desert
General Plan/Housing Element
LANDINVENTORY
Table 14 shows the available residentially designated land in the City which is located within
one mile or less of all necessary services and infrastructure (including water, electric power,
telephone and City roadways). The Table also calculates the maximum number of units which
could be generated within this zoning district.
Table 14
Vacant Residential Land, 2000
Potential
Designation Acreage Units
R-1
(3 d.u./acre) 197.98 594
R-1-M Residential
(5 d.u./acre) 40.1 201
R-2
(7 d.u./acre) 12.08 85
R-3
(18 d.u./acre) 17 306
P-R-5 Planned Residential
(5 d.u./acre) 958.66 4,793
P-R-6 Planned Residential
(6 d.u./acre) 1.15 7
P-R-7 Planned Residential
(7 d.u./acre) 18.86 132
P-R-17.5 Planned
Residential (17.5 d.u./acre) 34.44 603
Total 1,280.27 6,721
City of Palm Desert Planning Department Land Use Inventory,2000 GIS
Database.
Multi-family residential units are permitted by right in the Medium Density and High Density
land use designations. In addition, the City has implemented overlay zoning for affordable and
senior projects, which when applied provides applicants with further density and special
standards. There are no limits to the potential density for such projects. Therefore, the potential
units in the R-2, R-3 and PR-17.5 zoning districts could increase substantially if these lands were
proposed for affordable housing.
The City's Regional Housing Needs Assessment for 1998-2005 totals 444. Based on the Table
above, there is both sufficient land and a sufficiently broad variety of densities to provide
housing of all types and in all income ranges. In the R-3 and PR-17.5 zoning districts alone, a
total of 909 multi-family units are possible, without the implementation of the above-referenced
affordable housing overlays. The City of Palm Desert has designated more than sufficient land to
meet its housing need for the planning period. Please also refer to the discussion of Quantified
Objectives. below.
Housing Element
111-14
TN/City of Palm Desert
General Plan/Housing Element
EXISTING AFFORDABLE HOUSING PROGRAMS
There are a number of projects and programs available in Palm Desert which provide a variety of
services to the City's residents. In addition, regional, state and federal programs can also be
accessed within the community. This section of the Housing Element provides a summary of
programs available by a number of agencies.
City Programs
The City has focused its redevelopment funds on the production of new units, the rehabilitation
of existing units„ and has developed a single family Home Improvement Program. The Home
Improvement Program provides loans or grants tailored to the household's income to improve an
existing housing unit. Grants can range to $12,500, and loans up to $25,000.
The City's Redevelopment Agency provides a wide range of services for City residents. These
services are designed to implement fair housing policies and procedures and to provide
information concerning minority rights under existing fair housing laws. Three new assistance
programs have been developed for implementation in 2001, as follows:
Mortgage Subsidy Program: Very low, low and moderate income owners of single family
homes, condominiums and mobile homes may receive assistance if their mortgage payment
exceeds 30% of their income. Assistance will be provided directly by the Redevelopment
Agency. In exchange for the assistance, the home owner will be required to enter into a recorded
agreement with the Agency assuring affordability of the home for the period required by law.
Rental Subsidy Program: Owners of single family homes, condominiums, mobile homes or
apartments who rent to very low, low and moderate income tenants may receive direct rental
payment assistance from the Agency. The owner must, in exchange for the assistance, enter into
a recorded agreement with the Agency assuring affordability of the rental units for the period
required by law.
Homebuyers Program: The Agency will provide assistance to very low, low and moderate
income persons in the form of low interest loans to be applied to down payment, non-recurring
closing costs, reduction of the interest rate on the first trust deed, or any other cost associated
with the purchase of a home, condominium or mobile home.
The City's projects are discussed further under "Affordable Housing Projects"
County and Federal Programs
There are numerous programs available to provide rental assistance and to encourage the
construction of new affordable housing. The following programs are available in the City of
Palm Desert:
Housing Element
111-15
TN/City of Palm Desert
General Plan/Housing Element
Section 8 Housing Assistance: The Riverside County Housing Authority provides HUD Section
8 rental assistance to lower income renters within the City. The Authority subsidizes 75
households in the City.
Senior Home Repair Program: The County implements a program which allows qualifying
households to receive grants for repairs to their single family units. Loans can be applied to a
wide range of projects, including sewer hook-ups and roof repairs, up to $35,000.
First Time Homebuyers Program: The County operates this program for qualified households,
to assist in the purchase of a home. Loans are in the form of silent seconds, and cover expenses
such as down-payments and escrow costs.
AFFORDABLE HOUSING PROJECTS
The City of Palm Desert Redevelopment Agency purchased 8 housing projects in the previous
planning period in the City to provide a wide range of housing for lower income residents. The
following affordable housing projects are available in the City. The current mix of tenants is also
provided, but changes periodically, based on the applications received.
Agency Owned Apartments
One Quail Place provides 384 one and two bedroom apartments available to all income ranges.
There are 92 very low, 95 low and 152 moderate income households currently living in the
complex.
Desert Pointe is a 64 one and two bedroom unit project which currently houses 29 very low
income households, 6 low income households, and 29 moderate income households.
The Pueblos provides 15 2 bedroom units to very low income senior households.
Neighbors Garden Apartments have a total of 24 2 bedroom units, 15 of which are rented by
very low income households, 8 of which are low income tenants, and one is rented to a moderate
tenant.
Catalina Gardens provides 72 studio and one bedroom apartments to 40 very low, I 1 low and
17 moderate income senior households.
Las Serenas Apartments has 150 one bedroom units rented to 56 very low income, 23 low
income and 64 moderate income seniors.
Taos Palms provides 16 two bedroom units to 13 very low and 3 moderate income households.
These units are available for victims of domestic abuse, as long term transitional housing.
Santa Rosa Apartments provides 20 very low income units.
Housing Element
111-16
TN/City of Palm Desert
General Plan/Housing Element
Affordable Ownership Projects
Desert Rose is a 161 units single family project restricted for a period of 30 years to purchasers
in the very low, low and moderate income categories. The project includes 24 very low income,
105 low income and 32 moderate income households, Facilities within the project include
community recreation and daycare.
The Rebecca Lane Homes are two single family homes with resale restrictions for low income
households.
Coachella Valley Housing Coalition constructed a total of I 1 homes restricted to very low (3)
and low (8) income households, and purchased through low interest loans and sweat-equity
programs.
Habitat for Humanity constructed 3 single family homes, which are restricted to very low
income households, and were purchased through low interest loans and sweat-equity programs.
Building Horizons homes were built as part of a vocational high school program, and provide
two single family homes for low income households, with 30 year resale restrictions.
Other Affordable Projects
San Tropez Apartments has 512 one and two bedroom units, of which 51 are available to low
income households, and 52 to moderate income households, for a total of 103 units made
available through the City's Density Bonus Program. The balance of the units are available to
market households.
Laguna Palms has a total of 48 studio, one and two bedroom units restricted to 24 very low and
24 low income households.
Candlewood Apartments is a senior and disabled project which has 26 one bedroom units for
13 very low and 13 low income households.
Summary of Affordable Housing Projects
Altogether, the City owns 745 multi-family housing units, available to 341 very low, 330 low
and 354 moderate income households. In addition, there are 37 very low and 37 low income
restricted multi-family units owned by private parties.
Housing Element
[II-17
TN/City of Palm Desert
General Plan/Housing Element
CONSTRAINTS TO THE DEVELOPMENT OF HOUSING
A number of governmental, environmental and other constraints can affect the provision of
affordable housing in any community. This section of the Housing Element reviews these
potential constraints, and analyses whether constraints exist in Palm Desert.
Governmental Constraints
Permit Processing
The City of Palm Desert has adopted a rapid processing system which assures that all
applications are processed efficiently. The City allows for the concurrent processing of all types
of applications, and an applicant with a complete application can secure Planning Commission
approval in 3 months or less. The City's timelines for application processing are not a constraint
to development.
Application Fees
The City's Community Development Department fee schedule is depicted below. Clearly, these
fees are not a constraint to the development of housing.
Table 15
City of Palm Desert
Planning Department Fees
Permit Type Fee
General Plan Amendment $ 500.00
Change of Zone 325.00
Architectural Review(single family home) 15.00
Conditional Use Permit or Precise Plan 140.00
Environmental Assessment 30.00
Tentative Tract Map 250.00 + 2.50 per
lot/$1,000 max.
Parcel Map 50.00
Source: City of Palm Desert. 2000
The City Council may waive fees for affordable housing projects.
General Plan and Zoning Ordinance Constraints
The Land Use Element of the City's General Plan allows for density ranges of 1 to 18 units per
acre. In addition, the City has implemented a Second Unit Senior District and Senior Housing
Overlay District in its Zoning Ordinance, which allow an additional rental unit on a single family
lot, and higher density for senior projects, respectively. The City has also implemented a density
bonus program for projects which commit to income restrictions, as implemented at the San
Tropez Apartments, and a senior overlay which allows additional units for senior-restricted units.
The increased densities available under these overlays vary, but have no pre-set limits, providing
e greatest possible flexibility to the development community.
Housing Element
Ill-13
TN/City of Palm Desert
General Plan/Housing Element
Other provisions in the Zoning Ordinance impact the cost of housing in the City. Development
standards can increase the costs of construction, and thereby increase the cost of the home to the
buyer. The City's development standards are listed in Tables 16 and 17.
Table 16
Residential Development Standards
Minimum Area Requirements for Residential Zones
Use Livable Area in Parking Required
SgXt.
Single Family 1,000 2 spaces
Studio & 1 Bedroom Apt. 600 2 spaces, 1 covered
2 Bedroom or more Apt. 800 - 2 bdrm 2 spaces,
1,200 - 3 bdrm 1 covered
Source: City of Palm Desert Zoning Ordinance
Table 17
Minimum Development Standards for Residential Zones
Standard R-1 R-2 R-3
Units per Acre 5 7 18
Lot Area 8,000 sq. ft. 8,000 sq. Ft. 10,000 sq. Ft.
Lot Width 70 feet 70 feet 90 feet
Lot Depth n/a 100 feet 100 feet
Building Lot Coverage 35% 50% 50%
Common Area N/A N/A 300 s.f./unit
Building Height 1 story/18 feet 22 feet 22 feet
Source: City of Palm Desert Zoning Ordinance
The tables above illustrate that the development standards in the City do not represent an over-
restrictive condition, and are not a constraint to development of affordable housing.
Projects including new residential construction are normally required to install all necessary on
and off-site improvements, including a half-width of the paved width of the street, concrete
curbs, sidewalks, water connections and sewer connections. Roadway standards for local or
neighborhood streets which allow parking on both sides of the street have paved width of 40 feet.
Infrastructure improvements are in place in most locations within the City limits.
Building Code Requirements
The City enforces the Uniform Building Code (UBC), as do communities throughout California.
When the UBC is updated, the City updates its implementing ordinance accordingly. The City
cannot adopt standards that are less stringent than the UBC. Imposition of the UBC does not
unduly impact the cost of housing in Palm Desert in comparison to any other community in the
State.
Housing Element
III-19
TN/City of Palm Desert
General Plan/Housing Element
Building Permit Fees
The City charges fees for the review of building plans and the inspection of residential structures
under construction. These fees are intended to recoup the City's costs associated with these
activities. In addition, school districts throughout California charge a fee of$2.05 per square foot
of residential construction to offset the costs of providing new schools.
The City's Building Department has prepared a typical building permit fee for a single family
residence with a valuation of$164,150.00 (including a two car garage and 200 square foot patio
cover). Transportation Uniform Mitigation Fee (TUMF) fees for new construction provide
exemptions for affordable housing projects. This estimate is provided below.
Table 18
City of Palm Desert
Typical Single Family Building Permit Fees
Permit Type Fee
Plan Check Fee $ 457.28
Construction Tax 800.00
Building Permit Fee 703.50
Microfilm Fee 21.00
Job Valuation Fee 41.25
Strong Motion Instrumentation Program Fee 16.42
Art in Public Places 410.38
Transportation Uniform Mitigation Fee 794.31
Total Building Fee 3,244.14
Source: City of Palm Desert, 2000
Fees will similarly be charged for multi-family residential projects, based on valuation of the
project. Permit fees vary due to a number of factors, but can be expected to be about $1.80 to
$2.10 per square foot. In addition, developers are required to pay fees to other agencies, over
which the City has no control. These include fees for water and sewer connection, and school
fees. These fees are imposed on all development in the City and throughout the Coachella
Valley, and have not impacted development of housing in Palm Desert or elsewhere in the
Valley.
Finally, the City Council has the ability to waive or defer fees for affordable housing projects, as
demonstrated in Policy 5 on page 32 of this document.
Code Enforcement
The Code Enforcement process can result in the loss of affordable units. Conversely, however,
the Code Enforcement Department provides protection to renters and homeowners from issues of
public health and safety. The Code Enforcement Department in Palm Desert works closely with
the Housing Manager's office to coordinate areas which require assistance, particularly with
health and safety issues. The Housing Manager coordinates repairs through the Home
!nmrovement Program, and establishes the grant or loan to assist the household in making
-ep.. The City is also considering establishing such a program for multiple family residential
!e.
Housing Element
Ill-20
TN/City of Palm Desert
General Plan/Housing Element
ECONOMIC CONSTRAINTS
Non-governmental constraints to affordable housing in the City include the cost of land, cost of
construction, and cost of financing. The geography of the Coachella Valley dictates that these
factors are more regional than City-specific.
Land Costs
The cost of land is an important component of housing costs. The rapid increase in land costs
throughout Southern California has pushed up housing costs simultaneously. Land in the
Coachella Valley has been, and remains, relatively affordable compared to other Southern
California markets, but increased demand for housing due to population growth will continue to
put pressure on land costs.
Land in Palm Desert can range from $30,000 to $40,000 for an in-fill improved residential lot, to
$100,000 per acre for a larger parcel of land. With a maximum potential density of 18 units per
acre, this represents a maximum potential cost per unit of$5,500 assuming that no density bonus
is involved in the project.
Construction Costs
Construction costs are the result of the current costs of labor, materials, and short-term financing.
Single family construction costs are estimated to range between $50 and $100 per square foot
depending on home design and materials selected. Multi-family construction costs range from
$40 and $75 per square .foot, again depending on design. The median sale price for a single
family home in 1998 in the City was $155,000, according to the California Association of
Realtors.
Financing Costs
Financing costs impact both the purchase price of the unit and the home buyers ability to
purchase. Interest rates fluctuate in response to national factors. Currently relatively low(8% to
9%), they can change significantly and substantially impact the affordability of the housing
stock. There are no known mortgage deficient areas in the City. Financing for both construction
and long term mortgages is available subject to normal underwriting standards.
PHYSICAL CONSTRAINTS
Maintenance of Housing Stock
As housing units age, they become more expensive to maintain. Housing units over 30 years of
age can become a burden to the owners, as costs for repairs rise. In Palm Desert, there are 3,755
housing units built before 1970, representing 18% of the City's total housing stock. These units
may require continued attention to remain viable housing units. Please note that housing units
added to the City's inventory through annexations are not represented in this Table.
Housing Element
❑I-21
IN/City of Palm Desert
General Plan/Housing Element
Table 19
Age of Housing Units
Year Built No. of Units % of Total
3-90-3-00 2,939 13.9%
1989-3-90 1,276 6.0%
1985-1988 3,219 15.2%
1980-1984 4,779 22.6%
1970-1979 5,219 24.6%
1960-1969 2,422 11.4%
1950-1959 995 4.7%
1940-1949 270 1.3%
Before 1940 68 1 0.3%
Total 21,187 100%
Source: 1990 U.S. Census, City of Palm Desert
ENVIRONMENTAL CONSTRAINTS
Seismicity
The City of Palm Desert occurs south of the San Andreas Fault. The City is classified as Zone III
and IV in the Uniform Building Code for seismic activity. The UBC imposes certain standards
for construction in these zones, which may add to the overall costs of housing. These standards,
however, are necessary for the public health and safety, and are common throughout the Valley
and California. The standards required to protect the City's residents from seismic hazards is not
considered a constraint to the provision of housing.
Housing Element
III 22
i
TN/City of Palm Desert
General Plan/Housing Element
HOUSING NEEDS
Existing Need
Although the Regional Housing Needs assessment included analysis of each community's
existing need, the California Department of Housing and Community Development has indicated
that the existing need analysis was to be used as a guide in identifying and establishing
appropriate programs and policies. The analysis determined that the City should have a total of
15,292 housing units, well below the 28,882 currently occurring in the City.
The 1998-2005 Regional Housing Needs Allocation
The Regional Housing Needs Assessment was prepared by SCAG. The following table lists the
1998-2005 allocation for the City of Palm Desert.
Table 20
Future Housing Needs by Income
Category, 1998-2005
Units
Very Low Income 77
Low Income 67
Moderate Income 85
High Income 215
Total Units Needed 444
SPECIAL HOUSING NEEDS
There are households with identifiable special needs, as defined by California law for which the
City must plan. These groups include single parent households, farmworkers, the handicapped
and the elderly. Each special needs category is discussed in greater detail below.
Fa'rinworkers
The 1990 Census showed a total of 217 persons employed in agriculture in Palm Desert in 1990.
The changing economy, and the elimination of agricultural lands in the City is likely to have
reduced that number further. Year 2000 Census data is likely to show a much smaller number of
persons employed in agriculture living in the City.
Homeless
Homelessness is a difficult issue to quantify. The homeless are generally mobile, often crossing
from one city or county into another. The mild winter climate in the Coachella Valley may
attract the homeless in those months. Hot summer temperatures encourage the homeless to seek
daytime shelter in air conditioned public places such as libraries, malls, and other public
buildings.
The primary provider of services to the homeless in the Coachella Valley is Catholic Charities, a
_.011- "ntit. nondenominational organization. Catholic Charities staff reports that the reasons for
ness include sudden job loss, illness and lack of medical insurance, family break-ups,
,,:,al job layoffs or reduction in hours. Catholic Charities and the County Housing
Housing Element
111-23
TN/City of Palm Desert
General Plan/Housing Element
Authority operate a 40 bed emergency shelter for homeless families. The shelter is located in
Palm Springs, but serves the entire Coachella Valley region.
Shelter From The Storm is a battered women's shelter located in the Coachella Valley. Women
and their children generally stay up to 45 days. The Shelter provides three meals a day,
counseling and other services.
Other homeless individuals not served by the facility at Nightingale Manor include the mentally
ill, those with chemical dependencies, and those who voluntarily choose a transient lifestyle.
These individuals may be served by the Coachella Valley Rescue Mission, located in Indio, or by
the Emergency Cold Weather Shelter, located at the National Guard Armory in Indio, in the
winter months. These facilities provide only emergency shelter and do not deal with the causes
of homelessness.
There is currently a shelter for women in the City of Palm Desert.
The City's Zoning Ordinance permits homeless shelters and similar facilities in the R-3 and
Planned Residential District zones. The review process for shelters is typical of any conditionally
permitted land use, and includes issues associated with site planning, ingress and egress, and
land use compatibility with adjacent land uses. A transitional housing project will be evaluated
under.the criteria utilized to evaluate any multi-family housing project to the greatest extent
possible. Such standards are reviewed and implemented for all types of uses in cities in
California and do not represent a constraint to such development.
The Elderly
In 1990, the City had 5,401 persons over the age of 65, representing 23.2% of the population.
These seniors were in a total of 3,762 households. The Census further indicated that there were
2,842 owner-occupied senior housing units, and 816 renter-occupied housing units.
Affordability can be an issue of special concern to the elderly, who are often on fixed retirement
incomes. In addition, the elderly may require assistance with housekeeping, maintenance, and
repairs to remain in their own homes as long as possible. Special design features that may be
needed include elimination of barriers such as steps and the provision of recreational and social
amenities for the elderly.
The City of Palm Desert has a number of facilities for the elderly, including several board and
care facilities which house elderly persons who require some level of medical care. The City is
also home to several nursing care facilities, including the Carlotta, with 192 beds; Manorcare
Health Services, with 178 beds; and Monterey Palms, with 99 beds. The City's seniors also live
in its mobilehome parks, as discussed below.
Handicapped
The 1990 Census identified 1,023 persons in the City with disabilities, of which 639 were
persons over the age of 65. No data is currently available which correlates disability to income,
and not all disabling conditions impact an individual's income or housing needs. Many
Housine Clement
111-24
TN/City of Palm Desert
General Plan/Housing Element
disabilities, however, lead to special housing needs such as ramps, wider doors and hallways,
lower cabinets and countertops, and grab bars.
The Americans with Disabilities Act (ADA) requires that all new multi-family construction
include a percentage of units accessible to the handicapped. The City of Palm Desert Building
Department requires compliance with these standards as part of the Building Permit review and
inspection process.
AIDS
The Desert AIDS Project (DAP) has 50 clients who live in Pam Desert. Although other residents
may be HIV-positive, most DAP clients have progressed into the symptomatic stages of the
disease. As the disease progresses, persons with AIDS (PWA's) often become unable to work,
lose their source of income, and lose their medical insurance. Housing affordable to low income
people, including group homes and hospice care, become special housing needs of PWA's.
Large Families
The 1990 Census indicates there were 646 households with five or more members in the City.
The Census further indicated that 354 of these households lived in owner-occupied housing
units, and 284 lived in renter occupied housing units. Large families have a special need for
three, four, or more bedroom units. The Census also identified a total of 1,003 housing units with
4 or more bedrooms. No data is available regarding the relationship of these larger units to
affordability.
Single Parent Families
1990 Census data indicates there are 114 single parent families in the City, 51 with a male head
of household and 63 with a female head of household. Single individuals with dependent
children need housing which is both affordable and located close to daycare facilities and
schools.
Affordable Units at Risk
Only one project in the City qualifies as being "at risk." The 26 unit Candlewood Apartments has
a 5 year contract with the Department of Housing and Urban Development to remain affordable,
and could opt out at the end of each of these contract renewals. Provisions should be made by the
City to safeguard these units, should their affordability be threatened.
Riverside County Income Limits
The 2001 median income calculated for Riverside County for a family of four is $49,900. This
is used to calculate very low (50% of median) and low (80% of median) incomes for use in State
and federal subsidized housing programs.
Housing Element
❑1-25
TN/City of Palm Desert
General Plan/Housing Element
Table 21
Affordable Housing, Income Limits
_ County of Riverside, 2001
# of Annual
Persons Income Standards
Very Low Median Moderate
Low
1 $17,450 $27,950 $34,950 $41,950
2 $19.950 $31,950 $39,900 $47,900
3 $22,450 $35,950 $44,900 $53,900
4 $24,950 $39,900 $49,900 $59,900
5 $26,950 $43,100 $53,900 $64,700
6 $28,950 $46,300 $57,900 $69,500
7 $30,950 $49,500 $61,900 $74,300
8 $32,950 $52,700 $65,850 $79,050
Source: California Department of Housing and Community
Development, income Limits for Riverside County, 2001
Households Overpaying for Housing
The Census estimated the number of households overpaying for housing in 1990 in the City.
Overpayment is defined as paying more than 10% of a household's income toward the provision
of shelter. 1,978 renter-occupied households were paying more than 30% of their income toward
housing expenses in 1990, while 2,209 owner-occupied households were paying more than 30%
of their income toward housing expenses. Of these owner-occupied households, 678 were senior
households.
Preservation of Mobilehome Parks as an Affordable Housing Opportunity
Traditionally, mobilehome parks have provided an affordable housing opportunity, particularly
for senior citizens. Mobilehome parks will have a positive impact on the City's lower income
residents, and their ability to find affordable housing. The City has a total of 1,203 mobile homes
currently. Table 22 provides a listing of the City's mobilehome parks, and their representative
rental rates.
Table 22
Representative Mobilehome Park Rental Rates in Palm Desert,2000
Senior Only Monthly Rental
Project Name (total units)
Indian Springs (191) Yes $ 380-600
Palm Desert Mobile Estates (142) No 282-330
Silver Spur (219) No 424-485
Suncrest(360) Yes 398-676
Portola Palms (142) No Ownership
Source: Terra Nova Planning & Research. Inc. 2000
Housing Element
III--26
TN/City of Palm Desert
General Plan/Housing Element
Apartment Rental Rates
The median monthly rental rate for Palm Desert was $616 in 1990. Based on the 30% gross
household income standard, a monthly income of $1,850, or annual income of$22,200, was
needed to afford a rent of$616 per month. In order to gauge the affordability of housing in the
City currently, a telephone survey of representative projects was conducted.
Table 23
Representative Apartment Market Rental Rates in Palm Desert 2000
Project Name Unit Market Restricted
(total units) Size Rental Rental
Rate Rate
Candlewood (26) 1 Bdrm $400.00
Catalina Garden (72)* Studios $428.00 $227-523
1 Bdrm $525.00 $233-549
Country Club Estates (141) 1 Bdrm $575.00
Desert Oasis (320) Studios $365.00
1 Bdrm $695-720
2 Bdrm $730-865
3 Bdrm $995-1,075
Desert Pointe(64)* Studios $465.00 $227-523
1 Bdrm $550.00 $233-549
2 Bdrm $635.00 $288-683
Golden Oaks (16) 2 Bdrm $650.00
Laguna Palms (48) Studios $410.00
1 Bdrm $500.00
2 Bdrm $600.00
Las Serenas(150)* 1 Bdrm $500.00 $233-549
Neighbor's Garden (24)* 2 Bdrm $600.00 $288-683
One Quail Place (384)* 1 Bdrm $640.00 $233-549
2 Bdrm $680-725 $288-683
Palm Desert Apartments (248) Studios $495.00
1 Bdrm $550-575
2 Bdrm $595.00
Palm Desert Palms(40) 2 Bdrm $695-725
Palm Lake Village(220) 1 Bdrm $750-850
2 Bdrm $825-925
Panorama(58) 1 Bdrm $595.00
The Pueblos (15)* 2 Bdrm $312.00 $202-312
Rancho Vista(42) 2 Bdrm $800.00
3 Bdrm $1,000.00
San Tropez Villas (512) 1 Bdrm $705.00
2 Bdrm $837.00
Taos Palms (16)* 2 Bdrm $615.00 $241-615
Villa del Sol (32) 2 Bdrm $675.00
* Units owned by the City of Palm Desert
Clearly. the City's market rate rental housing is at a level which represents an affordable housing
opportunity for most households. A very low income family of 3, based on the 2000 income
Housing Element
111-27
TN/City of Palm Desert
General Plan/Housing Element
limits shown in Table 21, above, would be able to afford an apartment at $534.00 per month. A
low income family of 4 could afford up to $948.00 per month. This results in most families being
able to afford the market rate apartments in the City without assistance.
Energy Conservation
Energy conservation is particularly important in the Coachella Valley, due to the extreme
summer heat. Title 24 and Building Code regulations require energy efficiency in all new
construction of housing through design features, insulation, and active solar devices. When
evaluating energy efficiency standards above and beyond the State-mandated Title 24, local
jurisdictions must balance the increase in the cost of housing with the reduction in monthly
utility bills for the user.
The City's development regulations, building regulations and General Plan enforce the standards
required in Tithe 24, as well as providing encouragement for the use of energy efficient
construction techniques.
QUANTIFIED OBJECTIVES
Table 24
Quantified Objectives Matrix, 1998-2005
Income Category Very Moderate
Low Low High Total
New Construction 77 67 85 215 444
Rehabilitation 50 65 35 0 100
Conservation 5 5 0 0 10
REDEVELOPMENT AGENCY FUNDING
In order to achieve the quantified objectives shown above, the Redevelopment Agency must
make certain that adequate funds are available to assist in the development of housing. The
Redevelopment Agency receives approximately $7,000,000.00 annually in housing set-aside
funds. Of these funds, approximately $3.5 million is allocated to debt service. An additional
$700.000 annually is required for administration and other expenses. The Agency has projected
that the following projects will be funded during this planning period.
Santa Rosa II Substantial Rehabilitation: $1,000.000.00
City Land/162 Multi-Family & 117 Single
Family Ownership New Construction: $14,376.802.00
Single Family Rehabilitation: $8,100,000.00
Multi-Family Rehabilitation: $2.500,000.00
New Affordable Senior Project: $2,000.000.00
Self Help Housing: $750.000.00
Housing Element
III-28
I '
TN/City of Palm Desert
General Plan/Housing Element
279 City Sponsored Units
As shown above, the Agency has committed $14,876,802.00 to the construction of 162 multiple
family units on land it owns, 154 of which will be available for very low income households, and
8 to low income households. An additional 117 single family for-sale affordable units are also
planned as part of this project. Entitlements have been secured for both the multi-family units
and the adjacent 117 residences. The project has been approved by the Agency, and financing is
currently (2001) under way. The development agreement between the City and the developer of
the project commits the City to pursuing alternative financing to ensure that the project is built
within this planning period, if the tax credits for which the developer has applied are not secured.
In addition, the Agency may facilitate the issuance of tax exempt multi-family bonds for both
new construction and acquisition and rehabilitation. Two such projects under negotiation by the
Agency at this time (2001) include the purchase of 141 apartments on California Street, to be
made available to 36 very low, 70 low and 35 moderate income households; and the
development of a 20 unit apartment project on Santa Rosa Way, to include 5 one bedroom and
15 2 bedroom units. These units would be available to 10 very low and 10 low income
households.
Finally, two privately funded projects are currently (2001) under way:
• The first will result in 612 apartment units to be built in two equal phases. The project is
located on Hovley Lane, between Cook Street and Portola. The first phase will be completed
in November of 2002, and will include 31 units restricted to low income households. The
second phase will be completed in December of 2003, and will add another 31 units
restricted to low income households.
• The second project, to be constructed on California Street, will result in 76 senior units, 8 of
which will be restricted to low income households, and 7 to moderate income households.
The project will be complete in October of 2001.
The implementation of these projects is the focus of the goals, policies and programs which
follow.
PUBLIC PARTICIPATION
The City held a number of workshops and public hearings in reviewing this Housing Element.
These included:
• A public workshop held by the Housing Commission, which was advertised in the newspaper
and through the posting of flyers at each of the City's affordable housing projects.
• A public workshop before the City's General Plan Advisory Committee.
• Hearings before the Planning Commission and City Council. which were fully noticed in the
City's adjudicated newspaper, posted at City Hall and the City's affordable housing projects,
as well as mailed notifications which were sent to the Coachella Valley Housing Coalition..
Habitat for Humanity, and the Riverside County Housing Authority.
Housing Element
❑1-29
TN/City of Palm Desert
General Plan/Housing Element
HOUSING GOALS, POLICIES AND PROGRAMS
GOAL
A variety of housing types that meet all of the needs for all income groups within the City.
GOAL
The preservation and maintenance of the high quality of the City's affordable housing supply.
Policy 1
The creation of new and the preservation of existing affordable housing projects shall be
encouraged in all areas of the City.
Program 1.1
The Agency shall pursue development of 162 rental and 117 ownership units west of Cook
Street, between 42nd Avenue and Merle, as an affordable family project. Of the 162 rental units,
154 shall be restricted to very low income households, and 8 shall be restricted to low income
households.
Responsible Agency: Redevelopment Agency
Schedule: 2002-2005
Program 1.2
The Agency shall continue to implement the Self Help Housing program, and shall identify 20
households to be assisted by the program in this planning period.
Responsible Agency: Redevelopment Agency
Schedule: 2003-2004
Program 1.3
The Agency shall continue to subsidize existing affordable housing units in the City, including
apartment units it owns now and in the future.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Program 1.4
The Agency shall maintain the existing resale restrictions and other subsidies on the Desert Rose
project.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Program 1.5
The Agency shall maintain ownership of its 745 existing rental housing units in order to assure
Ion-, term affordability for these projects.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Housing Element
III-30
TN/City of Palm Desert
General Plan/Housing Element
Policy 2
The City shall continue to strive to meet the State-mandated special shelter needs of large
families, female headed households, single parent families, senior citizens, handicapped and
homeless individuals and families, and shall consider including units for such households in its
proj ects.
Program 2.1
The City shall continue to enforce the provisions of the Federal Fair Housing Act. Information
on the Fair Housing Act, as well as methods for responding to complaints, shall continue to be
available at City Hall in the Director of Housing's office. Complaints requiring action under the
Fair Housing Act shall continue to be referred to the County's Fair Housing Office in Palm
Springs. The Housing Director shall continue to provide the name, address and nature of the
complaint to the Fair Housing Office when inquiries are made at Palm Desert City Hall.
Responsible Agency: Director of Housing, Redevelopment Agency
Schedule: On-going
Program 2.2
The City shall work with the Senior Center and other appropriate agencies in assisting whenever
possible in the housing of handicapped residents, through participation by the Redevelopment
Agency.
Responsible Agency: Redevelopment Agency, Senior Center
Schedule: On-going
Program 2.3
The R-3 and Planned Residential districts in the Zoning Ordinance shall be amended to allow
emergency shelters and transitional housing as a conditional use.
Responsible Agency: Community Development Department
Schedule: 2003
Program 2.4
The City shall review the standards required for the review of emergency shelters and
transitional housing, and ensure that they encourage and facilitate their development.
Responsible Agency: Community Development Department
Schedule: 2003
Program 2.5
The City shall encourage local organizations. such as the Coachella Valley Rescue Mission,
Martha's Village and Catholic Charities, to apply to the City for the assignment of CDBG funds
for homeless services.
Responsible Agency: City Manager's Office
Schedule: 2001-2002
Housing Element
111-31
TN/City of Palm Desert
General Plan/Housing Element
Program 2.6
The City shall encourage the acquisition of existing mobile home parks by non-profit agencies or
organizations, in order to preserve their affordability.
Responsible Agency: Redevelopment Agency, City Manager's Office
Schedule: On-going
i
Policy 3
The City shall continue to utilize resale and rental restrictions, applicant screenings, and other
appropriate mechanisms established as conditions of approval in order to preserve affordable for
sale housing units for the long term.
Program 3.1
The City shall keep in regular contact with the Riverside County Housing Authority to ensure
that Section 8 housing assistance within the City is actively pursued. At least 50 households
should be assisted every year.
Responsible Agency: Housing Manager
Schedule: On-going
Program 3.2
Should the Candlewood Apartments opt-out of their HUD contract, the City shall actively
participate in the identification of a potential buyer to maintain affordability for this project. The
Redevelopment Agency will also assist these organizations in securing financing.
Responsible Agency: Redevelopment Agency
Schedule: As needed
Policy 4
The Redevelopment Agency shall annually allocate funds to eligible projects as they are
presented to the Agency for review and consideration, in conformance with its Five Year
Implementation Plan.
Policy 5.
The City Council shall consider, as an additional incentive, the reduction, subsidizing or
deferring of development fees to facilitate the development of affordable housing.
Policy 6
The City shall continue to address the needs of the senior population in the development of
housing.
Program 6.1
The City shall maintain the Senior Housing Overlay District and the Second Unit Senior Housing
standards in the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: On-going
Housing Element
111-32
i
TN/City of Palm Desert
General Plan/Housing Element
Program 6.2
The Agency shall begin to develop plans for a senior housing project during this planning period.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2003-2004
Program 6.3
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Redevelopment Agency, Community Development Department
Schedule: On-going
Policy 7
The City shall implement the State's density bonus law.
Policy 8
The City shall encourage the rehabilitation of existing housing units.
Program 8.1
The Agency shall annually fund the Single Family Rehabilitation Program, and shall assist 25
households each year.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2001, On-going
Program 8.2
The Agency shall establish and fund a multi-family residential rehabilitation program, and assist
30-40 multi-family units during the planning period.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2003-2004
Policy 9
The City shall maintain the Rental Subsidy Program, the Mortgage Subsidy Program and the
Homebuyers Program.
Policy 10
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Policy 11
Encourage energy conservation through the implementation of new technologies, passive solar
site planning and enforcement of building codes. Please also see the Energy and Mineral
Resources Element.
Housing Element
111-33
PLANNING COMMISSION RESOLUTION NO. 2109
EXHIBIT B
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: GPA 01-04
APPLICANT/PROJECT SPONSOR:
City of Palm Desert .
73-510 Fred Waring Drive
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION:
Approval of the City's Housing Element. The Housing Element update is consistent with
the City's current General Plan's goals, policies and programs promoting a variety of
housing for all economic segments of the community.
i
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study.has been attached to document the reasons in
support of this finding. Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
�L'��Y 15 2002
PHIL DR L DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: January 15, 2002
CASE NO: GPA 01-04
REQUEST: Approval of a Negative Declaration of Environmental Impact and a
General Plan Amendment to the Housing Element of the City's General
Plan.
APPLICANT: City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
I. BACKGROUND:
In accordance to State, Housing law the attached draft General Plan Amendment has
been prepared for approval.
The draft Housing Element represents a continuance of the City's current goals, policies
and programs promoting housing opportunities for all economic segments of the
community. The Department of Housing and Community Development has received the
draft Housing Element and determined that all statutory requirements have been met
(see attached).
The Housing Element is being submitted for approval prior to consideration of the entire
General Plan update to meet mandatory State law deadlines. Given that the entire
General Plan is being updated there may be subsequent amendments to the Housing
Element when the General Plan is adopted.
The draft has been reviewed by the General Plan Advisory Committee and unanimously
recommended for approval.
II. ANALYSIS:
A. FINDINGS FOR APPROVAL OF A GENERAL PLAN AMENDMENT:
1. The Housing Element update is consistent with the City's current General Plan's
goals, policies and programs promoting a variety of housing for all economic
segments of the community.
STAFF REPORT
GPA 01-04
JANUARY 15, 2002
2. The Department of Housing and Community Development has reviewed the draft
Housing Element and determined that all statutory requirements of State law have
been met.
B. ENVIRONMENTAL REVIEW
The Director of Community Development has determined that the project will not
have a significant negative effect on the environment and a Negative Declaration
has been prepared.
III. RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of GPA 01-04 to
the City Council.
IV. ATTACHMENTS:
A. Draft Resolution/Negative Declaration
B. Legal notice
C. Initial Study
D. Comments from other departments and agencies
Prepared by:
Ton agato,
Planning Technician
Reviewed and Approved by:
Philip Drell,
Director of Community Development
2
i RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM DESERT, CALIFORNIA,
RECCOMMEDING TO CITY COUNCIL APPROVAL OF THE
HOUSING ELEMENT UPDATE AND NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT RELATED
THERETO.
CASE NO. GPA 01-04
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 15th day of January, 2002, hold a duly noticed public hearing to a consider a request
by the CITY OF PALM DESERT for the above mentioned; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act,
Resolution No. 00-24," in that the Director of Community Development has determined
that the project will not have a significant negative impact on the environment and a
Negative Declaration has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify approval of the
General Plan Amendment:
GENERAL PLAN AMENDMENT:
1. The Housing Element update is consistent with the City's current General
Plan's goals, policies and programs promoting a variety of housing for all
economic segments of the community.
2. The Department of Housing and Community Development has reviewed the
draft Housing Element and determined that all statutory requirements of
State law have been met.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the Planning Commission in this case.
2. That General Plan Amendment 01-04 (attached hereto as Exhibit A) and
Negative Declaration of Environmental Impact (attached hereto as Exhibit
B) are hereby recommends approval to the City Council.
RESOLUTION NO.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
City Council, held on this day of , 2002, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JIM LOPEZ, Chairperson
ATTEST:
PHILIP DRELL, Secretary
Palm Desert Planning Commission
2
e RESOLUTION NO.
EXHIBIT B
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: GPA 01-04
APPLICANT/PROJECT SPONSOR:
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION:
1) Approval of the City's Housing Element. The Housing Element update is
consistent with the City's current General Plan's goals, policies and programs
promoting a variety of housing for all economic segments of the community.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study has been attached to document the reasons in
support of this finding. Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
PHIL DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
3
TN/City of Palm Desert
General Plan/Housing Element
MOUSING ELEMENT
PURPOSE
The purpose of the City of Palm Desert Housing Element is to provide the residents,
development community and elected and appointed officials with a clear understanding of the
City's housing needs. In order to achieve the ultimate goal of ensuring that every Palm Desert
resident secures a safe and decent place to live within a satisfactory environment, the Housing
Element promotes a close coordination of housing policies and programs at local, state and
federal levels.
BACKGROUND
The Housing Element functions as an integral part of the City's efforts to manage the
development of incorporated lands. The City balances the need to assure adequate housing for all
current and future residents against the need to provide infrastructure and services. The Housing
Element includes a description of existing housing types, condition of existing units,
overcrowding, overpayment, homelessness, and the demand for affordable housing in the City.
The Element also includes an analysis of the progress made since the drafting of the last Housing
Element, and projections of needs for the next five years.
California Law
California Government Code requires that every City and County prepare a Housing Element as
part of its General Plan. In addition, State law contains specific requirements for the preparation
and content of Housing Elements. According to Article 10.6, Section 65580, the Legislature has
found that:
(1) The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California family is a priority
of the highest order.
(2) The early attainment of this goal requires the cooperative participation of government and
the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.
(3) The provision of housing affordable to low and moderate income households requires the
cooperation of all levels of government.
(4) Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community.
(5) The legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
Governments, and the state, in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
Housing Element
III-1
TN/City of Palm Desert
General Plan/Housing Element
(1) To assure that local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2) To assure that cities and counties prepare and implement housing elements which, along
with federal and State programs, will move toward attainment of the State housing goal.
(3) To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
(4) To ensure that each local government cooperates with other local governments to address
regional housing needs.
Government Code Section 65583 outlines the required content of all housing elements including
identification and analysis of existing and projected housing needs, and a statement of goals,
policies, quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. Specific requirements include the following:
(1) An assessment of housing needs and an inventory of resources and constraints relevant to
the meeting of these needs. The analysis should include population and employment
trends; documentation of household characteristics; inventory of land suitable for
residential development; governmental and other constraints to new housing
development; analysis of any special housing needs and an assessment of existing
affordable housing developments.
(2) 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 objectives
of the housing element in order to meet the housing needs of all economic segments of
the community.
Evaluation of Existing Housing Element Goals and Policies
The last Housing Element Update was adopted by the City Council in December of 1989. and
certified by the Department of Housing and Community Development as meeting the
requirements of the law. The last Housing Element presented a "Five Year Program Summary '
which specified the programs in which the City would participate during that planning period.
The Summary is presented below, and each Program's effectiveness is discussed.
Housing Element
Ill-2
• TN/Ciry of Palm Desert
General Plan/Housing Element
I. Neighborhood Quality. Public Infrastructure Rehabilitation and Conservation
A. PROGRAM: Completion of all remaining residential infrastructure.
Scope: 2,373 units
Cost: $15,000:000
Source: Redevelopment Agency, Tax Assessments
Agency: Redevelopment Agency/Public Works
Completion Date: July, 1989
The City issued bonds to fund the construction of streets, storm drainage and sanitary sewer
improvements in 1988. The bond issue successfully completed the program. Further activity is
not necessary.
B. PROGRAM: Residential Rehabilitation Loans.
Scope: 200 units
Cost: $250,000
Source: Redevelopment Agency
Agency: Redevelopment Agency/Building and Safety
The Redevelopment Agency has assisted 28 very low income households and 18 low income
households. The program has been successful, and continues to be implemented. It should be
maintained in the new planning period. In addition, there is a need for rehabilitation funds being
applied to multi family projects. Such a program will be considered in the new planningperiod.
C. PROGRAM: Certificate of Conformance
Scope: Estimate 100 units
Cost: None
Agency: Community Development/Building & Safety
The program was successfully implemented. A total of 83 legal non-conforming units were
rehabilitated and given certificates of conformance. The program shall remain in the City's
Municipal Code as an option available forfuture use.
D. PROGRAM: Town Center Apartments.
Scope: Rehabilitation of 64 low income apartments
Cost: $2,500,000.00
Agency: Redevelopment Agency, Department of Building and Safety, Riverside County Housing
The project, now known as Desert Pointe, was purchased from the County of'Riverside for
.S.i,095,000, and rehabilitated by the Redevelopment Agency, and is assured of'afordability in
perpetuity.
E. PROGRAM: Mobile Home Park Conservation.
Scope: 191 units
Cost: $6,400.000.00
Agency: Redevelopment Agency, Riverside County Housing Authority
Housing Element
1I1-3
• TN/City of Palm Desert
General Plan/Housintz Element
The Agency assisted 47 residents in purchasing their spaces at the Portola Palms Mobile Home
Park, and has thereby ensured their affordability. The affordability restrictions are for 30 years.
The Indian Springs Park was not purchased cis planned. In addition, the City implemented a Rent
Control Ordinance for mobile home parks, and continues to maintain this ordinance at this time.
The protection of rents at mobile home parks is an important component of their on-going
affordability. The on-going preservation of mobile home spaces will continue to be implemented
through the City's Redevelopment Agency, as projects become available.
II. Reduced Cost and Price for New Construction
A. PROGRAM: Affordable High Density Rental Employee Housing.
Scope: 366 very low income units
366 low income units
366 moderate income units
1,100 Total Units
Cost: Construction $60,000,000
Annual subsidy: $2,480,000.00
Source: Redevelopment Agency, Riverside County Housing Authority, Commercial
Development Housing Mitigation Fees
Agency: Community Services, Redevelopment Agency, Public Works, Building and
Safety, Riverside County Housing Authority.
The Agency has purchased and/or rehabilitated 745 rental units during the previous planning
period, at a total expenditure of more than S45,000,000. These units were in multiple projects,
and were funded through.Agency funds, bond issues, and other means, as follows:
Pueblos Apartments: $788,000
Las Serenas: S8,330,000
Taos Apartments: S800,000
Neighbors Apartments: S'L 540,000
Desert Pointe: S3,095,000
One Ouail Place: S25,095,000
Catalina Apartments: S2,761,300
Santa Rosa Apartments. S400,000
The purchase of all of these units except the Santa Rosa Apartments occurred in 1998. Santa
Rosa was purchased in 1995. Prior to that time, the Redevelopment .Agency subsidized the
County Housing Authority for the period from 1991 to 1998 for a total of S20.400.349. These
subsidies ensured that the properties were properly maintained, and remained affordable to very
low, low and moderate income households. The Agency continues to look at projects for
purchase in the new planning period.
Housing Element
I I t-4
• TN/City of Palm Desert
General Plan/Housing Element
B. PROGRAM: Ownership Mortgage Assistance.
Scope: 56 units eligible for low interest loans.
Cost: $5,000,000
Source: Riverside County
Agency: Riverside County
The County First Time Homebuyers Program continues to be accessible to residents of Palm
Desert. Since 1995, 17 loans have been made in the City. In addition, the City issued bonds to
fund the construction of the Desert Rose project, which provides ownership housing for 161 low
and moderate income households. The City subsidized closing costs and wrote down purchase
prices for eligible families for a total subsidy of S5,434,037. The City also underwrote the
marketing of the project, and supplied the land,for a total additional contribution of S5,931,625.
Altogether, the Ciry invested Sl1,365,662 into the Desert Rose project.
C. PROGRAM: Self-Help Housing.
Scope: 12 assisted single family homes
Cost: $320,000
Source: Redevelopment Agency, California Self-Help Housing Program, HCD,
California Housing Finance Agency.
Agency: Coachella Valley Housing Coalition, Redevelopment Agency, Department of Building
The City assisted in the development of 17 single family self-help homes, located in various
neighborhoods throughout the Ciry. These included 11 units built through the Coachella valley
Housing Coalition, 2 units built through Habitat for Humanity, 2 units built through Building
Horizons, and 2 units on Rebecca Lane built through the Agency. The project was successful,
and should be maintained for the new planning period
D. PROGRAM: Manufactured Housing.
Scope: 241 units within new parks and implementation of state laws against
discrimination within single family zones.
Cost: None
Agency: Community Development
The Portola Country Club project includes a total of 499 manufactured housing units available
for sale to senior households. The City has also implemented state law regarding non-
discrimination. The continued implementation of manufactured housing options appears to have
limited value at this time, due to the affordable cost of construction for traditional housing.
E.. PROGRAM: Senior Housing Overlay.
Scope: 600 congregate care units
50 very low income apartments
100 lower income apartments
150 moderate income apartments
Cost: $1,000,000
Source: Private developer inclusionary requirements and in-lieu fees..
Agency: Community Development.
Housing Element
111-5
TN/City of Palm Desert
` General Plan/Housing Element
469 congregate care beds were constructed during the previous planning period. No new
restricted apartments were constructed by private parties. The Agency has acquired, however,
the Las Serenas, Pueblos and Catalina Gardens apartments for senior households in the low and
very low income categories. The senior overlay has been implemented, has generated a total of
252 units, and should be maintained in the new planning period.
F. PROGRAM: Senior Second Unit.
Scope: Zoning standards permitting second units on single family lots rentable to
residents over 60 years of age.
Cost: None
Agency: Community Development.
The City implemented the zoning ordinance standards. The standard should be maintained in the
new planning period, as it provides for affordable housing for senior households.
G. PROGRAM: Homelessness.
Scope: Financial assistance to valley shelter
Cost: $10,000
Agency: Riverside County Housing Authority/Catholic Chanties.
The City funded SI5,000 annually until 1998 (S5,000 for the Coachella Valley Rescue Mission,
and 510,000 for Catholic Charities). In the 2000-2001 fiscal year, the Ciry contributed 525,000
to the Coachella Valley Rescue Mission. The City is now considering the use of Community
Development Block Grant funds for these projects.
H. PROGRAM: Federal Section 8 Rent Subsidies.
Scope: 58 assisted households
Cost: unknown
Agency. S. Department of Housing and Urban Development.
There are currently 75 Section 8 households in the City. The program should be maintained, as it
provides valuable assistance to lower income households.
Housing Element
[II-6
TN/City of Palm Desert
General Plan/Housing Element
DEMOGRAPHIC INFORMATION
In order to understand the housing needs of the residents of Palm Desert, it is important to first
look at the make up of the community and its demographics.
REGIONAL SETTING
This section of the Housing Element contains relevant demographic, household, and socio-
economic data. This information is primarily based on data provided in the 1990 U.S. Census of
Population and Housing, the California Department of Finance and the City of Palm Desert.
The City of Palm Desert is located in the Coachella Valley, in eastern Riverside County. The
County experienced extremely rapid growth in the 1980's. County population grew from
663,923 in 1980 to 1,110,000 in 1990, an increase of 67%. The California Department of
Finance further estimates that population in the County rose to 1,473,307 in 1999.
Historic and Current City Population
The U. S. Census estimated a population of 23,252 in Palm Desert in 1990. The population was
further estimated at 38,766 in 2000, representing an average annual increase ofjust under 6%.
Population by Age Group and Ethnicity
Table 1 presents the number of persons in various age ranges and the percent of total population
for each group. In 1990, the City's median age was 42.3 years, representative of the high number
of retired persons who have been attracted to the Coachella Valley.
Table 2 lists the ethnic distribution for Palm Desert in 1990.
Table 1
Age Distribution
Age Number % of Total
Under 18 3,984 17.1%
18-24 1,856 8.0%
25-44 6,636 28.6%
45-64 5,375 23.1%
65+ 5A01 23 2%
Total 23,252 100%
Source: 1990 U.S. Census
Housing Element
v 111-7
TN/City of Palm Desert
General Plan/Housing Element
Table 2
Ethnic Characteristics, 1990
Number % of Total
White 21,240 91.4%
Black 223 1%
Native American 104 .4%
Asian & Pac. Islanders 421 1.8%
Other 1,264 5.4%
Total 23,252 100%
Hispanic 3,196 13 7%
Note: the ethnic population numbers may seem distorted because the U.S.
Census does not consider Hispanic ancestry to be a race. For this reason, some
Hispanics choose to list themselves under the classification for other races.
Source: 1990 Census of Population and Housing
More recent analysis shows that although the City remains predominantly Caucasian, there has
been an increase in minority population, as shown in Table 3, below. This is representative of
the trend throughout Southern California.
Table 3
Ethnic Characteristics, 1997
Number % of Total
White 37,196 96.40/.
Black 359 .9%
Native American 189 .5%
Asian & Pac. Islanders 861 2.2%
Other N/A 0%
Total 38,605 100%
Hispanic 5,836 15 1%
Note: the ethnic population numbers may seem distorted because
the U.S. Census does not consider Hispanic ancestry to be a race.
For this reason, some Hispanics choose to list themselves under the
Classification for other races.
Source: The Desert Sun dated 3/30/98
Household Size and Income
The City had a total of 10,588 households in 1990. In 2000, the Department of Finance estimated
16,131 households, a 52% increase in ten years.
The 1990 Census identified a median household income in the City of$37,315, slightly higher
than the County median income, which stood at 536,000 for the same time period. The following
Table lists the number of households in each income ranee in 1990.
Housing Element
[II-8
TN/City of Palm Desert
General Plan/Housing Element
Table 4
Household Income Distribution, 1990
Income No. of HH % of Total
S 0-4,999 355 3.4%
5,000-9,999 542 5.1%
10,000-14,999 771 73%
15,000-24,999 1,683) 15.9%
25,000-34,999 1,531 14.5%
35,000-49,999 1,972 18.6%
50,00-74,999 1,758 16.6%
75,000-99,999 801 7.6%
100,000 + 1175 111%
Total 10,588 100%
Source: 1990 U.S. Census
Employment and Major Employers
The Census data also provided information on employment distribution in 1990. Of a total
workforce of 11,623, the largest sectors for employment were retail trade and services.
Table 5
Employment by Industry, 1990
Industry No. of % of Total
Employees
Agriculture/Forest/Fish 234 2.0%
Mining I 1 0.1%
Construction 963 8.3%
Manufacturing, Durables 298 2.6%
Manufacturing, Non-Durables 235 2.0%
Transportation 263 2.3%
Communications/Pub. Utilities 256 2.2%
Wholesale Trade 340 2.9%
Retail Trade 2,755 24.0%
Finance/R.E./Insurance 1,237 10.6%
Business/Repair Service 680 5.9%
Personal Services 1.117 9.6%
Entertainment/Recreation 700 6.0%
Health Services 835 7.2%
Educational Services 756 6.5%
Other Prof. Services 667 5.7%
Public Administration 246 2.1%
Source: 1990 Census
The City's current major employers are listed in Table 6.
Housing Element
111-9
TN/City of Palm Desert
General Plan/Housing Element
Table 6
Major Employers — 1999
Employers Number of Empl
Westfield Shopping Town 2,750
Marriott's Desert Springs 1,800
College of the Desert 500
Robinson-May Company 350
Sunrise Company 325
Macy's 75
Foundation of the Retarded 75
J.C. Penney's 33
Waste Management of the Desert 150
U.S. Filter 133
Citv of Palm Desert 126
Source: City of Palm Desert Redevelopment Aeenc
The retail and service sectors continue to be a major source of employment for residents of the City.
Housing Characteristics
The 1990 Census showed a total of 18,248 housing units in the City in 1990.
Table 7
Housing Characteristics-1990
Units in Structure Number
Single Family, detached 5,581
Single Family, attached 6.472
2-4 Units, Multi-family 2,035
5-9 Units, Multi-family 1,022
10 or more Units, Multi-family 1,752
Mobilehome Trailer 1,179
Other 207
Total 18,248
Source: 1990 Census
The State Department of Finance has updated this data annually, and released the following in
January of 2000.
Housing Element
1II-10
TN/City of Palm Desert
General Plan/Housing Element
Table 8
Housing Characteristics-2000
Units in Structure Number
Single Family, detached 11.143
Single Family, attached 9,961
2-4 Units, Multi-family 2 333
5+ Units, Multi-family 4,192
Mobile homes 1,203
Total 2 8,8 82
Source: State Department of
Finance
The greatest growth in housing type has occurred in the single family home area, continuing the
City's historic trend as a suburban community. It is important to note that in addition to rapid
growth, the above numbers also reflect annexations undertaken by the City during the last ten
years.
Age of Housing Stock
The City's housing units are relatively new, with only 42% being over twenty years old in 1990,
as demonstrated in the Table below.
Table 9
Age of Housing Units
Year Built No of Units % of Total
3-90-3-00 2,939 13.9%
1989-3-90 1,276 6.0%
1985-1988 3,219 15.2%
1980-1984 4,779 22.6%
1970-1979 5,219 24.6%
1960-1969 2,422 11.4%
1950-1959 995 4.7%
1940-1949 270 13%
Before 1940 68 03%
Total 21187 100%
Source: 1990 U.S. Census.City of Palm Desert
Vacancy Status
The 1990 Census showed a total of 7,653 of the City's total 18,248 housing units to be vacant,
for an overall vacancy rate of 41.9%. Correcting for seasonal or recreational units, which are
considered vacant by the Census but are not available or used for permanent occupancy, the
vacancy rate decreased to 11.6% in 1990.
Housing Element
III-11
TN/City of Palm Desert
General Plan/Housing Element
Table 10
Vacancv Status — 1990
Unit Type No. of Units % of All
Vacant Units
For Rent 873 11 4%
For Sale 443 5 9%
Rented or Sold, not occupied 119 1.5%
Seasonal, Recreational or
Occasional Use 5.531 72.3%
For Migrant Workers 1 .01%
Other Vacant 681 g 9%
Total 7,653
Source: 1990 Census
The vacancy rate had increased slightly in ten years, to 44.14%, with an estimated 16.134
units occupied by permanent residents. If adjusted for seasonal homes, which represented
approximately 72%% of vacancies in 1990, the vacancy rate in the City can be estimated in
2000 to be 12.4%.
Housing Tenure
Housing tenure for occupied units only in 1990 is shown in Table 11.
Table 11
Housing Tenure— 1990
Unit No. of Units %
Owner Occupied 6,770 63.9%
Renter Occupied 3.825 27 1%
Total 10,595 100%
Source: 1990 Census
Overcrowding
The State Department of Housing and Community Development (HCD) has set the standard
of 1.01 persons per room as the criteria for defining "overcrowded" housing conditions.
Overcrowding is one of the specifically identified issues that must be addressed in the
Housing Element. High rents and home prices in some communities limit low income persons
from obtaining homes with adequate space or bedrooms. The following Table represents the
range of persons per room in the City's housing units in 1990.
Housing Element
III-i2
TN/City of Palm Desert
General Plan/Housing Element
Table 12
Overcrowding, 1990
Persons/Room No. of HH
Owner-Occupied Units
0.50 or less 5,635
0.51 to 1.00 1,021
1.01 to 1.50 75
1.51 to 2.00 26
2.01 or more 13
Renter-Occupied Units
0.50 or less 2,427
0.51 to 1.00 1,046
1.01 to 1.50 177
1.51 to 2.00 97
2.01 or more 78
Source: 1990 Census
Based on this data, a total of 466 households in Palm Desert were overcrowded. This
represents approximately 7.8% of occupied housing units in the City in 1990. Of the total
households overcrowded, 352 were renters and 114 were owners.
Housing Values
The 1990 Census estimated values for owner-occupied single family homes in the City. These
are listed in Table III-I').
Table 13
Values, Specified Owner-Occupied
Housing Units, 1990
Value Number
$14,999 or less 5
$15,000 to 34,999 11
$35,000 to 59,999 41
$60,000 to 99,999 639
$100,000 to 149,999 1.363
$15000 to 199,999 1.016
$200,000 or more 2.072
Source: 1990 Census
The median housing unit value in 1990 was S172,600. For renters, the median contract rent at
that time was $616.00. Current housing values and rental rates are further discussed below.
Housing Element
III-I,
TN/City of Palm Desert
General Plan/Housing Element
LAND INVENTORY
Table 14 shows the available residentially designated land in the City which is located within
one mile or less of all necessary services and infrastructure (including water, electric power,
telephone and City roadways). The Table also calculates the maximum number of units which
could be generated within this zoning district.
Table 14
Vacant Residential Land, 2000
Potential
Designation Acreage Units
R-1
(3 d.u./acre) 197.98 594
R-1-M Residential
(5 d.u./acre) 40.1 201
R-2
(7 d.u./acre) 12.08 85
R-3
(18 d.u./acre) 17 306
P-R-5 Planned Residential
(5 d.u./acre) 958.66 4.793
P-R-6 Planned Residential
(6 d.u./acre) 1.15 7
P-R-7 Planned Residential
(7 d.u./acre) 18.86 132
P-R-17.5 Planned
Residential (17.5 d.u./acre) 34.44 603
Total 1,280.27 6,721
City of Palm Desert Planning Department Land Use Inventory,2000 GIS
Database.
Multi-family residential units are permitted by right in the Medium Density and High Density
land use designations. In addition, the City has implemented overlay zoning for affordable and
senior projects, which when applied provides applicants with further density and special
standards. There are no limits to the potential density for such projects. Therefore, the potential
units in the R-2, R-3 and PR-17.5 zoning districts could increase substantially if these lands were
proposed for affordable housing.
The City's Regional Housing Needs Assessment for 1998-2005 totals 444. Based on the Table
above, there is both sufficient land and a sufficiently broad variety of densities to provide
housing of all types and in all income ranges. In the R-3 and PR-17.5 zoning districts alone, a
total of 909 multi-family units are possible, without the implementation of the above-referenced
affordable housing overlays. The City of Palm Desert has designated more than sufficient land to
meet its housing need for the planning period. Please also refer to the discussion of Quantified
Objectives, below.
Housing Element
III-14
TN/City of Palm Desert
General Plan/Housing Element
EXISTING AFFORDABLE HOUSING PROGRAMS
There are a number of projects and programs available in Palm Desert which provide a variety of
services to the City's residents. In addition, regional, state and federal programs can also be
accessed within the community. This section of the Housing Element provides a summary of
programs available by a number of agencies.
City Programs
The City has focused its redevelopment funds on the production of new units, the rehabilitation
of existing units„ and has developed a single family Home Improvement Program. The Home
Improvement Program provides loans or grants tailored to the household's income to improve an
existing housing unit. Grants can range to $12,500, and loans up to $25,000.
The City's Redevelopment Agency provides a wide range of services for City residents. These
services are designed to implement fair housing policies and procedures and to provide
information concerning minority rights under existing fair housing laws. Three new assistance
programs have been developed for implementation in 2001, as follows:
Mortgage Subsidy Program: Very low, low and moderate income owners of single family
homes, condominiums and mobile homes may receive assistance if their mortgage payment
exceeds 30% of their income. Assistance will be provided directly by the Redevelopment
Agency. In exchange for the assistance, the home owner will be required to enter into a recorded
agreement with the Agency assuring affordability of the home for the period required by law.
Rental Subsidy Program: Owners of single family homes, condominiums, mobile homes or
apartments who rent to very low, low and moderate income tenants may receive direct rental
payment assistance from the Agency. The owner must, in exchange for the assistance, enter into
a recorded agreement with the Agency assuring affordability of the rental units for the period
required by law.
Homebuyers Program: The Agency will provide assistance to very low, low and moderate
income persons in the form of low interest loans to be applied to down payment, non-recurring
closing costs, reduction of the interest rate on the first trust deed, or any other cost associated
with the purchase of a home, condominium or mobile home.
The City's projects are discussed further under "Affordable Housing Projects"
County and Federal Programs
There are numerous programs available to provide rental assistance and to encourage the
construction of new affordable housing. The following programs are available in the City of
Palm Desert:
Housing Element
III-l�
TN/City of Palm Desert
General Plan/Housing Element
Section 8 Housing Assistance: The Riverside County Housing Authority provides HUD Section
8 rental assistance to lower income renters within the City. The Authority subsidizes 75
households in the City.
Senior Home Repair Program: The County implements a program which allows qualifying
households to receive grants for repairs to their single family units. Loans can be applied to a
wide range of projects, including sewer hook-ups and roof repairs, up to $35,000.
First Time Homebuyers Program: The County operates this program for qualified households,
to assist in the purchase of a home. Loans are in the form of silent seconds, and cover expenses
such as down-payments and escrow costs.
AFFORDABLE HOUSING PROJECTS
The City of Palm Desert Redevelopment Agency purchased 8 housing projects in the previous
planning period in the City to provide a wide range of housing for lower income residents. The
following affordable housing projects are available in the City. The current mix of tenants is also
provided, but changes periodically, based on the applications received.
Agency Owned Apartments
One Quail Place provides 384 one and two bedroom apartments available to all income ranges.
There are 92 very low, 95 low and 152 moderate income households currently living in the
complex.
Desert Pointe is a 64 one and two bedroom unit project which currently houses 29 very low
income households, 6 low income households, and 29 moderate income households.
The Pueblos provides 15 2 bedroom units to very low income senior households.
Neighbors Garden Apartments have a total of 24 2 bedroom units, 15 of which are rented by
very low income households, 8 of which are low income tenants, and one is rented to a moderate
tenant.
Catalina Gardens provides 72 studio and one bedroom apartments to 40 very low; i l low and
17 moderate income senior households.
Las Serenas Apartments has 150 one bedroom units rented to 56 very low income, 28 tow
income and 64 moderate income seniors.
Taos Palms provides 16 two bedroom units to 13 very low and 3 moderate income households.
These units are available for victims of domestic abuse, as long term transitional housing.
Santa Rosa Apartments provides 20 very low income units.
Housing Element
111-16
TN/City of Palm Desert
General Plan/Housing Element
Affordable Ownership Projects
Desert Rose is a 161 units single family project restricted for a period of 30 years to purchasers
in the very low, low and moderate income categories. The project includes 24 very low income,
105 low income and 32 moderate income households, Facilities within the project include
community recreation and daycare.
The Rebecca Lane Homes are two single family homes with resale restrictions for low income
households.
Coachella Valley Housing Coalition constructed a total of 11 homes restricted to very low (3)
and low (8) income households, and purchased through low interest loans and sweat-equity
programs.
Habitat for Humanity constructed 3 single family homes, which are restricted to very low
income households, and were purchased through low interest loans and sweat-equity programs.
Building Horizons homes were built as part of a vocational high school program, and provide
two single family homes for low income households, with 30 year resale restrictions.
Other Affordable Projects
San Tropez Apartments has 512 one and two bedroom units, of which 51 are available to low
income households, and 52 to moderate income households, for a total of 103 units made
available through the City's Density Bonus Program. The balance of the units are available to
market households.
Laguna Palms has a total of 48 studio, one and two bedroom units restricted to 24 very low and
24 low income households.
Candlewood Apartments is a senior and disabled project which has 26 one bedroom units for
13 very low and 13 low income households.
Summary of Affordable Housing Projects
Altogether, the City owns 745 multi-family housing units, available to 341 very low, 330 low
and 354 moderate income households. In addition, there are 37 very low and 37 low income
restricted multi-family units owned by private parties.
Housing Element
11I-17
TN/City of Palm Desert
General Plan/Housing Element
CONSTRAINTS TO THE DEVELOPMENT OF HOUSING
A number of governmental, environmental and other constraints can affect the provision of
affordable housing in any community, This section of the Housing Element reviews these
potential constraints, and analyses whether constraints exist in Palm Desert.
Governmental Constraints
Permit Processing
The City of Palm Desert has adopted a rapid processing system which assures that all
applications are processed efficiently. The City allows for the concurrent processing of all types
of applications, and an applicant with a complete application can secure Planning Commission
approval in 3 months or less. The City's timelines for application processing are not a constraint
to development.
Application Fees .
The City's Community Development Department fee schedule is depicted below. Clearly, these
fees are not a constraint to the development of housing.
Table 15
City of Palm Desert
Planning Department Fees
Permit Type Fee
General Plan Amendment $ 500.00
Change of Zone 325.00
Architectural Review(single family home) 15.00
Conditional Use Permit or Precise Plan 140.00
Environmental Assessment 30.00
Tentative Tract Map 250.00 +2.50 per
lotl1,000 max.
Parcel Map 50.00
Source: City of Palm Desert. 2000
The City Council may waive fees for affordable housing projects.
General Plan and Zoning Ordinance Constraints
The Land Use Element of the City's General Plan allows for density ranges of I to 18 units per
acre. In addition, the City has implemented a Second Unit Senior District and Senior Housing
Overlay District in its Zoning Ordinance, which allow an additional rental unit on a single family
lot, and higher density for senior projects, respectively. The City has also implemented a density
bonus program for projects which commit to income restrictions, as implemented at the San
Tropez Apartments, and a senior overlay which allows additional units for senior-restricted units.
The increased densities available under these overlays vary, but have no pre-set limits. providing
'Ile ereatest possible flexibility to the development community.
Housing Element
III-18
TN/City of Palm Desert
General Plan/Housing Element
Other provisions in the Zoning Ordinance impact the cost of housing in the City. Development
standards can increase the costs of construction, and thereby increase the cost of the home to the
buyer. The City's development standards are listed in Tables 16 and 17.
Table 16
Residential Development Standards
Minimum Area Requirements for Residential Zones
Use Livable Area in Parking Required
Sq.Ft.
Single Family 1,000 2 spaces
Studio & 1 Bedroom Apt. 600 2 spaces, I covered
2 Bedroom or more Apt. 800 - 2 bdrm 2 spaces,
I,200 - 3 bdrm 1 covered
Source: Citv of Palm Desert Zoning Ordinance
Table 17
Minimum Development Standards for Residential Zones
Standard R-1 R-2 R-3
Units per Acre 5 7 18
Lot Area 8,000 sq. ft. 8,000 sq. Ft. 10,000 sq. Ft.
Lot Width 70 feet 70 feet 90 feet
Lot Depth n/a 100 feet 100 feet
Building Lot Coverage 35% 50% 50%
Common Area N/A N/A 300 s.f/unit
Building Height 1 story/18 feet 22 feet 22 feet
Source. City of Palm Desert Zoning Ordinance
The tables above illustrate that the development standards in the City do not represent an over-
restrictive condition. and are not a constraint to development of affordable housing.
Projects including new residential construction are normally required to install all necessary on
and off-site improvements, including a half-width of the paved width of the street, concrete
curbs, sidewalks, water connections and sewer connections. Roadway standards for local or
neighborhood streets which allow parking on both sides of the street have paved width of 40 feet.
Infrastructure improvements are in place in most locations within the City limits.
Building Code Requirements
The City enforces the Uniform Building Code (UBC), as do communities throughout California.
When the UBC is updated, the City updates its implementing ordinance accordingly. The City
cannot adopt standards that are less stringent than the UBC. Imposition of the UBC does not
unduly impact the cost of housing in Palm Desert in comparison to any other community in the
State.
Housing Element
III-19
TN/City of Palm Desert
General Plan/Housing Element
Building Permit Fees
The City charges fees for the review of building plans and the inspection of residential structures
under construction. These fees are intended to recoup the City's costs associated with these
activities. In addition, school districts throughout California charge a fee of$2.05 per square foot
of residential construction to offset the costs of providing new schools.
The City's Building Department has prepared a typical building permit fee for a single family
residence with a valuation of$164,150.00 (including a two car garage and 200 square foot patio
cover). Transportation Uniform Mitigation Fee (TUMF) fees for new construction provide
exemptions for affordable housing projects. This estimate is provided below.
Table 18
City of Palm Desert
Typical Single Family Building Permit Fees
Permit Type Fee
Plan Check Fee $ 457.28
Construction Tax 800.00
Building Permit Fee 703.50
Microfilm Fee 21.00
Job Valuation Fee 41.25
Strong Motion Instrumentation Program Fee 16.42
Art in Public Places 410.38
Transportation Uniform Mitigation Fee 794.11
Total Building Fee 3,244.14
Source: City of Palm Desert, 2000
Fees will similarly be charged for multi-family residential projects, based on valuation of the
project. Permit fees vary due to a number of factors, but can be expected to be about $1.80 to
$2.10 per square foot. In addition, developers are required to pay fees to other agencies, over
which the City has no control. These include fees for water and sewer connection, and school
fees. These fees are imposed on all development in the City and throughout the Coachella
Valley, and have not impacted development of housing in Palm Desert or elsewhere in the
Valley.
Finally, the City Council has the ability to waive or defer fees for affordable housing projects, as
demonstrated in Policy 5 on page 32 of this document.
Code Enforcement
The Code Enforcement process can result in the loss of affordable units. Conversely, however,
the Code Enforcement Department provides protection to renters and homeowners from issues of
public health and safety. The Code Enforcement Department in Palm Desert works closely with
the Housing Manager's office to coordinate areas which require assistance, particularly with
health and safety issues. The Housing Manager coordinates repairs through the Home
lrnnrovement Program, and establishes the grant or loan to assist the household in making
,ep.. The City is also considering establishing such a program for multiple family residential
YS,
Housing Element
III-20
TN/City of Palm Desert
General Plan/Housing Element
ECONOMIC CONSTRAINTS
Non-governmental constraints to affordable housing in the City include the cost of land, cost of
construction, and cost of financing. The geography of the Coachella Valley dictates that these
factors are more regional than City-specific.
Land Costs
The cost of land is an important component of housing costs. The rapid increase in land costs
throughout Southern California has pushed up housing costs simultaneously. Land in the
Coachella Valley has been, and remains, relatively affordable compared to other Southern
California markets, but increased demand for housing due to population growth will continue to
put pressure on land costs.
Land in Palm Desert can range from $30,000 to $40,000 for an in-fill improved residential lot, to
$100,000 per acre for a larger parcel of land. With a maximum potential density of 18 units per
acre, this represents a maximum potential cost per unit of$5,500 assuming that no density bonus
is involved in the project.
Construction Costs
Construction costs are the result of the current costs of labor, materials, and short-term financing.
Single family construction costs are estimated to range between $50 and $100 per square foot
depending on home design and materials selected. Multi-family construction costs range from
$40 and $75 per square foot, again depending on design. The median sale price for a single
family home in 1998 in the City was $155,000, according to the California Association of
Realtors.
Financing Costs
Financing costs impact both the purchase price of the unit and the home buyers ability to
purchase. Interest rates fluctuate in response to national factors. Currently relatively low(8% to
9%), they can change significantly and substantially impact the affordability of the housing
stock. There are no known mortgage deficient areas in the City. Financing for both construction
and long term mortgages is available subject to normal underwriting standards.
PHYSICAL CONSTRAINTS
Maintenance of Housing Stock
As housing units age, they become more expensive to maintain. Housing units over 30 years of
age can become a burden to the owners, as costs for repairs rise. In Palm Desert, there are 3,755
housing units built before 1970, representing 18% of the City's total housing stock. These units
may require continued attention to remain viable housing units. Please note that housing units
added to the City's inventory through annexations are not represented in this Table.
Housing Element
lII-21
TN/City of Palm Desert
General Plan/Housing Element
Table 19
Age of Housing Units
Year Built No. of Units % of Total
3-90-3-00 2,939 13.9%
1989-3-90 1,276 6.0%
1985-1988 3,219 15.2%
1980-1984 4,779 22.6%
1970-1979 5,219 24.6%
1960-1969 2,422 11.4%
1950-1959 995 4.7%
1940-1949 270 13%
Before 1940 1 68 0.3%
Total 21,187 100%
Source: 1990 U.S. Census. City of Palm Desert
ENVIRONMENTAL CONSTRAINTS
Seismicity
The City of Palm Desert occurs south of the San Andreas Fault. The City is classified as Zone III
and IV in the Uniform Building Code for seismic activity. The UBC imposes certain standards
for construction in these zones, which may add to the overall costs of housing. These standards,
however, are necessary for the public health and safety, and are common throughout the Valley
and California. The standards required to protect the City's residents from seismic hazards is not
considered a constraint to the provision of housing.
Housing Element
f II-22
TN/City of Palm Desert
General Plan/Housing Element
HOUSING NEEDS
Existing Need
Although the Regional Housing Needs assessment included analysis of each community's
existing need, the California Department of Housing and Community Development has indicated
that the existing need analysis was to be used as a guide in identifying and establishing
appropriate programs and policies. The analysis determined that the City should have a total of
15,292 housing units, well below the 28,882 currently occurring in the City.
The 1998-2005 Regional Housing Needs Allocation
The Regional Housing Needs Assessment was prepared by SCAG. The following table lists the
1998-2005 allocation for the City of Palm Desert.
Table 20
Future Housing Needs by Income
Category, 1998-2005
Units
Very Low Income 77
Low Income 67
Moderate Income 85
High Income 215
Total Units Needed 444
SPECIAL HOUSING NEEDS
There are households with identifiable special needs, as defined by California law for which the
City must plan. These groups include single parent households, farmworkers, the handicapped
and the elderly. Each special needs category is discussed in greater detail below.
Farmworkers
The 1990 Census showed a total of 217 persons employed in agriculture in Palm Desert in 1990.
The changing economy, and the elimination of agricultural lands in the City is likely to have
reduced that number further. Year 2000 Census data is likely to show a much smaller number of
persons employed in agriculture living in the City.
Homeless
Homelessness is a difficult issue to quantify. The homeless are generally mobile. often crossing
from one city or county into another. The mild winter climate in the Coachella Valley may
attract the homeless in those months. Hot summer temperatures encourage the homeless to seek
daytime shelter in air conditioned public places such as libraries. malls, and other public
buildings.
The primary provider of services to the homeless in the Coachella Valley is Catholic Charities, a
non- 1 ofit, nondenominational organization. Catholic Charities staff reports that the reasons for
r. . atess include sudden job loss, illness and lack of medical insurance, family break-ups,
s.,)1ial job layoffs or reduction in hours. Catholic Charities and the County Housing
Housing Element
1II-23
TN/City of Palm Desert
General Plan/Housing Element
Authority operate a 40 bed emergency shelter for homeless families. The shelter is located in
Palm Springs, but serves the entire Coachella Valley region.
Shelter From The Storm is a battered women's shelter located in the Coachella Valley. Women
and their children generally stay up to 45 days. The Shelter provides three meals a day,
counseling and other services.
Other homeless individuals not served by the facility at Nightingale Manor include the mentally
ill, those with chemical dependencies, and those who voluntarily choose a transient lifestyle.
These individuals may be served by the Coachella Valley Rescue Mission, located in Indio, or by
the Emergency Cold Weather Shelter, located at the National Guard Armory in Indio, in the
winter months. These facilities provide only emergency shelter and do not deal with the causes
of homelessness.
There is currently a shelter for women in the City of Palm Desert.
The City's Zoning Ordinance permits homeless shelters and similar facilities in the R-3 and
Planned Residential District zones. The review process for shelters is typical of any conditionally
permitted land use, and includes issues associated with site planning, ingress and egress, and
land use compatibility with adjacent land uses. A transitional housing project will be evaluated
under the criteria utilized to evaluate any multi-family housing project to the greatest extent
possible. Such standards are reviewed and implemented for all types of uses in cities in
California and do not represent a constraint to such development.
The Elderly
In 1990, the City had 5,401 persons over the age of 65, representing 23.2% of the population.
These seniors were in a total of 3,762 households. The Census further indicated that there were
2,842 owner-occupied senior housing units, and 816 renter-occupied housing units.
Affordability can be an issue of special concern to the elderly, who are often on fixed retirement
incomes. In addition, the elderly may require assistance with housekeeping, maintenance, and
repairs to remain in their own homes as long as possible. Special design features that may be
needed include elimination of barriers such as steps and the provision of recreational and social
amenities for the elderly.
The City of Palm Desert has a number of facilities for the elderly, including several board and
care facilities which house elderly persons who require some level of medical care. The City is
also home to several nursing care facilities, including the Carlotta, with 192 beds; Manorcare
Health Services, with 178 beds; and Monterey Palms, with 99 beds. The City's seniors also live
in its mobilehome parks, as discussed below.
Handicapped
The 1990 Census identified 1,023 persons in the City with disabilities, of which 639 were
persons over the age of 65. No data is currently available which correlates disability to income,
and not all disabling conditions impact an individual's income or housing needs. Many
Housine Element
111-24
TN/City of Palm Desert
General Plan/Housing Element
disabilities, however, lead to special housing needs such as ramps, wider doors and hallways,
lower cabinets and countertops, and grab bars.
The Americans with Disabilities Act (ADA) requires that all new multi-family construction
include a percentage of units accessible to the handicapped. The City of Palm Desert Building
Department requires compliance with these standards as part of the Building Permit review and
inspection process.
AIDS
The Desert AIDS Project (DAP) has 50 clients who live in Pam Desert. Although other residents
may be HIV-positive, most DAP clients have progressed into the symptomatic stages of the
disease. As the disease progresses, persons with AIDS (PWA's) often become unable to work,
lose their source of income, and lose their medical insurance. Housing affordable to low income
people, including group homes and hospice care, become special housing needs of PWA's.
Large Families
The 1990 Census indicates there were 646 households with five or more members in the City.
The Census further indicated that 354 of these households lived in owner-occupied housing
units, and 284 lived in renter occupied housing units. Large families have a special need for
three, four, or more bedroom units. The Census also identified a total of 1,003 housing units with
4 or more bedrooms. No data is available regarding the relationship of these larger units to
affordability.
Single Parent Families
1990 Census data indicates there are 114 single parent families in the City, 51 with a male head
of household and 63 with a female head of household. Single individuals with dependent
children need housing which is both affordable and located close to daycare facilities and
schools.
Affordable Units at Risk
Only one project in the City qualifies as being "at risk." The 26 unit Candlewood Apartments has
a 5 year contract with the Department of Housing and Urban Development to remain affordable,
and could opt out at the end of each of these contract renewals. Provisions should be made by the
City to safeguard these units, should their affordability be threatened.
Riverside County Income Limits
The 2001 median income calculated for Riverside County for a family of four is $49,900. This
is used to calculate very tow (50% of median) and low (80% of median) incomes for use in State
and federal subsidized housing programs.
Housing Element
III-25
TN/City of Palm Desert
General Plan/Housing Element
Table 21
Affordable Housing, Income Limits
Countv of Riverside, 2001
# of Annual
Persons Income Standards
Very Low Median Moderate
Low
1 $17,450 $27,950 $34,950 $41,950
2 $19.950 $31,950 $39,900 $47,900
3 $22,450 $35,950 $44,900 $53,900
4 $24,950 $39,900 $49,900 $59,900
5 $267950 $43,100 $53,900 $64,700
6 $28,950 $46,300 $57,900 $69,500
7 $30,950 $49,500 $61,900 $74,300
8 $32,950 $52,700 $65,850 $79.050
Source: California Department of Housing and Community
Development, Income Limits for Riverside County 2001
Households Overpaying for Housing
The Census estimated the number of households overpaying for housing in 1990 in the City.
Overpayment is defined as paying more than 30% of a household's income toward the provision
of shelter. 1,978 renter-occupied households were paying more than 30% of their income toward
housing expenses in 1990, while 2,209 owner-occupied households were paying more than 30%
of their income toward housing expenses. Of these owner-occupied households, 678 were senior
households.
Preservation of Mobilehome Parks as an Affordable Housing Opportunity
Traditionally, mobilehome parks have provided an affordable housing opportunity, particularly
for senior citizens. Mobilehome parks will have a positive impact on the City's lower income
residents, and their ability to find affordable housing. The City has a total of 1,203 mobile homes
currently. Table 22 provides a listing of the City's mobilehome parks, and their representative
rental rates.
Table 22
Representative Mobilehome Park Rental Rates in Palm Desert, 2000
Senior Only Monthly Rental
Project Name (total units)
Indian Springs (191) Yes $ 380-600
Palm Desert Mobile Estates (142) No 282-330
Silver Spur (219) No 424-485
Suncrest (360) Yes 398-676
Portola Palms (142) No Ownership
Source: Terra Nova Planning & Research. Inc. 2000
Housing Element
111-26
TN/City of Palm Desert
General Plan/Housine Element
Apartment Rental Rates
The median monthly rental rate for Palm Desert was $616 in 1990. Based on the 30% gross
household income standard, a monthly income of $1,850, or annual income of $22,200, was
needed to afford a rent of$616 per month. In order to gauge the affordability of housing in the
City currently, a telephone survey of representative projects was conducted.
Table 23
Representative Apartment Market Rental Rates in Palm Desert 2000
Project Name Unit Market Restricted
(total units) Size Rental Rental
Rate Rate
Candlewood(26) 1 Bdrm $400.00
Catalina Garden (72)* Studios $428.00 $227-523
t Bdrm $525.00 $233-549
Country Club Estates(141) 1 Bdrm $575.00
Desert Oasis (320) Studios $365.00
1 Bdrm $695-720
2 Bdrm $730-865
3 Bdrm $995-1,075
Desert Pointe (64)* Studios $465.00 $227-523
1 Bdrm $550.00 $233-549
2 Bdrm $635.00 $288-683
Golden Oaks (16) 2 Bdrm $650.00
Laguna Palms (48) Studios $410.00
1 Bdrm $500.00
2 Bdrm $600.00
Las Serenas (150)* 1 Bdrm $500.00 $233-549
Neighbor's Garden (24)* 2 Bdrm $600.00 $288-683
One Quail Place (384)* l Bdrm $640.00 $233-549
2 Bdrm $680-725 $288-683
Palm Desert Apartments (248) Studios $495.00
1 Bdrm $550-575
2 Bdrm $595.00
Palm Desert Palms (40) 2 Bdrm $695-725
Palm Lake Village(220) 1 Bdrm $750-850
2 Bdrm $825-925
Panorama(58) 1 Bdrm $595.00
The Pueblos (15)* 2 Bdrm $312.00 $202-312
Rancho Vista (42) 2 Bdrm $800.00
3 Bdrm $1,000.00
San Tropez Villas (512) 1 Bdrm $705.00
2 Bdrm $837.00
Taos Palms (16)* 2 Bdrm $615.00 S241-615
Villa del Sol (32) 2 Bdrm $675.00
Units owned by the City of Palm Desert
Clearly, the City's market rate rental housing is at a level which represents an affordable housing
opportunity for most households. A very low income family of 3, based on the 2000 income
Housing Element
111-27
TN/City of Palm Desert
General Plan/Housing Element
limits shown in Table 21, above, would be able to afford an apartment at $534.00 per month. A
low income family of 4 could afford up to $948.00 per month. This results in most families being
able to afford the market rate apartments in the City without assistance.
Energy Conservation
Energy conservation is particularly important in the Coachella Valley, due to the extreme
summer heat. Title 24 and Building Code regulations require energy efficiency in all new
construction of housing through design features, insulation, and active solar devices. When
evaluating energy efficiency standards above and beyond the State-mandated Title 24, local
jurisdictions must balance the increase in the cost of housing with the reduction in monthly
utility bills for the user.
The City's development regulations, building regulations and General Plan enforce the standards
required in Title 24, as well as providing encouragement for the use of energy efficient
construction techniques.
QUANTIFIED OBJECTIVES
Table 24
Quantified Objectives Matrix, 1998-2005
Income Category Very Moderate
Low Low High Total
New Construction 77 67 85 215 444
Rehabilitation 50 65 35 0 100
Conservation 1 5 1 5 1 0 1 0 10
REDEVELOPMENT AGENCY FUNDING
In order to achieve the quantified objectives shown above, the Redevelopment Agency must
make certain that adequate funds are available to assist in the development of housing. The
Redevelopment Agency receives approximately S7,000;000.00 annually in housing set-aside
funds. Of these funds, approximately $3.5 million is allocated to debt service. An additional
$700,000 annually is required for administration and other expenses. The Agency has projected
that the following projects will be funded during this planning period.
Santa Rosa II Substantial Rehabilitation: $1,000,000.00
City Land/162 Multi-Family Sc 117 Single
Family Ownership New Construction: $14,8767802.00
Single Family Rehabilitation: $8,100,000.00
Multi-Family Rehabilitation: $2.500.000.00
New Affordable Senior Project: $2.000.000.00
Self Help Housing: $750.000.00
Housing Element
II1-28
TN/City of Palm Desert
General Plan/Housing Element
279 City Sponsored Units
As shown above, the Agency has committed S14,876,802.00 to the construction of 162 multiple
family units on land it owns, 154 of which will be available for very low income households, and
8 to low income households. An additional 117 single family for-sale affordable units are also
planned as part of this project. Entitlements have been secured for both the multi-family units
and the adjacent 117 residences. The project has been approved by the Agency, and financing is
currently (2001) under way. The development agreement between the City and the developer of
the project commits the City to pursuing alternative financing to ensure that the project is built
within this planning period, if the tax credits for which the developer has applied are not secured.
In addition, the Agency may facilitate the issuance of tax exempt multi-family bonds for both
new construction and acquisition and rehabilitation. Two such projects under negotiation by the
Agency at this time (2001) include the purchase of 141 apartments on California Street. to be
made available to 36 very low, 70 low and 35 moderate income households; and the
development of a 20 unit apartment project on Santa Rosa Way, to include 5 one bedroom and
15 2 bedroom units. These units would be available to 10 very low and 10 low income
households.
Finally, two privately funded projects are currently (2001) under way:
The first will result in 612 apartment units to be built in two equal phases. The project is
located on Hovley Lane, between Cook Street and Portola. The first phase will be completed
in November of 2002, and will include 31 units restricted to low income households. The
second phase will be completed in December of 2003, and will add another 31 units
restricted to low income households.
• The second project, to be constructed on California Street, will result in 76 senior units, 8 of
which will be restricted to low income households, and 7 to moderate income households.
The project will be complete in October of 2001.
The implementation of these projects is the focus of the goals, policies and programs which
follow.
PUBLIC PARTICIPATION
The City held a number of workshops and public hearings in reviewing this Housing Element.
These included:
• A public workshop held by the Housing Commission, which was advertised in the newspaper
and through the posting of flyers at each of the City's affordable housing projects.
• A public workshop before the City's General Plan Advisory Committee.
• Hearings before the Planning Commission and City Council, which were fully noticed in the
City's adjudicated newspaper, posted at City Hall and the City's affordable housing projects,
as well as mailed notifications which were sent to the Coachella Valley Housing Coalition,
Habitat for Humanity, and the Riverside County Housing Authority.
Housing Element
!lI-29
TN/City of Palm Desert
General Plan/Housing Element
HOUSING GOALS, POLICIES AND PROGRAMS
GOAL
A variety of housing types that meet all of the needs for all income groups within the City.
GOAL 2
The preservation and maintenance of the high quality of the City's affordable housing supply.
Policy 1
The creation of new and the preservation of existing affordable housing projects shall be
encouraged in all areas of the City.
Program 1.1
The Agency shall pursue development of 162 rental and 117 ownership units west of Cook
Street, between 42nd Avenue and Merle, as an affordable family project. Of the 162 rental units,
154 shall be restricted to very low income households, and 8 shall be restricted to low income
households.
Responsible Agency: Redevelopment Agency
Schedule: 2002-2065
Program 1.2
The Agency shall continue to implement the Self Help Housing program, and shall identify 20
households to be assisted by the program in this planning period.
Responsible Agency: Redevelopment Agency
Schedule: 2003-2004
Program 1.3
The Agency shall continue to subsidize existing affordable housing units in the City, including
apartment units it owns now and in the future.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Program 1.4
The Agencv shall maintain the existing resale restrictions and other subsidies on the Desert Rose
project.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Program 1.5
The Agencv shall maintain ownership of its 745 existing rental housing units in order to assure
long term affordability for these projects.
Responsible Agency: Redevelopment Agency
Schedule: On-going
Housing Element
111-30
TN/City of Palm Desert
General Plan/Housing Element
Policv 2
The City shall continue to strive to meet the State-mandated special shelter needs of large
families, female headed households, single parent families, senior citizens, handicapped and
homeless individuals and families, and shall consider including units for such households in its
projects.
Program 2.1
The City shall continue to enforce the provisions of the Federal Fair Housing Act. Information
on the Fair Housing Act, as well as methods for responding to complaints, shall continue to be
available at City Hall in the Director of Housing's office. Complaints requiring action under the
Fair Housing Act shall continue to be referred to the County's Fair Housing Office in Palm
Springs. The Housing Director shall continue to provide the name, address and nature of the
complaint to the Fair Housing Office when inquiries are made at Palm Desert City Hall.
Responsible Agency: Director of Housing, Redevelopment Agency
Schedule: On-going
Program 2.2
The City shall work with the Senior Center and other appropriate agencies in assisting whenever
possible in the housing of handicapped residents, through participation by the Redevelopment
Agency.
Responsible Agency: Redevelopment Agency, Senior Center
Schedule: On-going
Program 2.3
The R-3 and Planned Residential districts in the Zoning Ordinance shall be amended to allow
emergency shelters and transitional housing as a conditional use.
Responsible Agency: Community Development Department
Schedule: 2003
Program 2.4
The City shall review the standards required for the review of emergency shelters and
transitional housing, and ensure that they encourage and facilitate their development.
Responsible Agency: Community Development Department
Schedule: 2003
Program 2.5
The City shall encourage local organizations. such as the Coachella Valley Rescue Mission,
Martha's Village and Catholic Charities, to apply to the City for the assignment of CDBG funds
for homeless services.
Responsible Agency: City Managers Office
Schedule: 2001-2002
Housing Element
111-31
TN/City of Palm Desert
General Plan/Housing Element
Program 2.6
The City shall encourage the acquisition of existing mobile home parks by non-profit agencies or
organizations, in order to preserve their affordabilitv.
Responsible Agency: Redevelopment Agency, City Manager's Office
Schedule: On-going
Policy 3
The City shall continue to utilize resale and rental restrictions, applicant screenings, and other
appropriate mechanisms established as conditions of approval in order to preserve affordable for
sale housing units for the long term.
Program 3.1
The City shall keep in regular contact with the Riverside County Housing Authority to ensure
that Section 8 housing assistance within the City is actively pursued. At least 50 households
should be assisted every year.
Responsible Agency: Housing Manager
Schedule: On-going
Program 3.2
Should the Candlewood Apartments opt-out of their HUD contract, the City shall actively
participate in the identification of a potential buyer to maintain affordability for this project. The
Redevelopment Agency will also assist these organizations in securing financing.
Responsible Agency: Redevelopment Agency
Schedule: As needed
Policy 4
The Redevelopment Agency shall annually allocate funds to eligible projects as they are
presented to the Agency for review and consideration, in conformance with its Five Year
Implementation Plan.
Policy 5
The City Council shall consider, as an additional incentive, the reduction, subsidizing or
deferring of development fees to facilitate the development of affordable housing.
Policy 6
The City shall continue to address the needs of the senior population in the development of
housing.
Program 6.1
The City shall maintain the Senior Housing Overlay District and the Second Unit Senior Housing
standards in the Zonine Ordinance.
Responsible Agency: Community Development Department
Schedule: On-going
Housing Element
111-32
TN/City of Palm Desert
General Plan/Housing Element
Program 6.2
The Agency shall begin to develop plans for a senior housing project during this planning period.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2003-2004
Program 6.3
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Redevelopment Agency, Community Development Department
Schedule: On-going
Policy 7
The City shall implement the State's density bonus law.
Policy 8
The City shall encourage the rehabilitation of existing housing units.
Program 8.1
The Agency shall annually fund the Single Family Rehabilitation Program, and shall assist 25
households each year.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2001, On-going
Program 8.2
The Agency shall establish and fund a multi-family residential rehabilitation program, and assist
30-40 multi-family units during the planning period.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2003-2004
Policy 9
The City shall maintain the Rental Subsidy Program, the Mortgage Subsidy Program and the
Homebuyers Program.
Policy 10
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Policy 11
Encourage energy conservation through the implementation of new technologies, passive solar
site planning and enforcement of building codes. Please also see the Energy and Mineral
Resources Element.
Housing Element
(II-;;
1 .
r'NViRONMRNTAI_CHECKLIST I- RM
1. Project Title: ?!9Q0,-77,OAI OF IOMIS/,t/ ME/yT
2. Lead Agency Name and Address:
1 3. Contact Person and Phone Number. ,�/y'/L Oee4L r7��J /3,/C •OG// ¢l)I
1 4. Project Location: C,rY Or f� D&Md-eT
1 5. Address:
,r/ o
Of PfiGM .P'T
as�un .ate c4 9 ��
i
6. General Plan Designation: 7. fig:
1
1 8. Description of Project (Describe the whole action m vol ved,including but not limited to later phases of the
project.and any secondary,support,or off-site features necessary for its impleracatatim Attach additional
sheet(s)if necessary.)
i
9. Surrounding Land Uses.and Setting: (Briefly describe the projects surroundings.)
i
1
' 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation
agreement):
t
1 CITY/RVPUB/1999/313785
FORM"]"
Page 1 of 14
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,involving at least one
' impact that is a "Potentially Significant Impact"as indicated by the checklist on the following pages.
❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality
' ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils
' ❑ Hazards&Hazardous Materials ❑ Hydrology/Water Quality ❑ Land Use/Plar ng
❑ -Mineral Resources ❑ Noise td Population/Housing
❑ Public Services
O Recreation ❑ TranspoRatioa/Traffic
' ❑ Utilities/Service Systems ❑ Mandatory Figs of Significance
DETERMINATION(To be completed by the Lead Agency):
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,and a
NEGATIVE DECLARATION will be prepared.
❑ .I find that although the proposed.project could have a significant effect on the environment,there will not
,. be a significant effect in this case because revisions in the project have been made by or agreed to by the
Pmjeet Proponent A MITIGATED NEGATIVE DECLARATION will be prepared.
1 ❑ I find that the Proposed Prgcct MAY have a significant effect on the environment,and an
ENVIRONMENTAL IMPACT REPORT is required
❑ I find that the Proposed Project MAY have a"potentially significant or" a
mitigated"impact on the environment,but at least one effect 1)has beenadequately
de ately significant unless
a
earlier document amu analyzed in an
Pursuant to applicable legal standards,and 2)has been addressed
by mitigation
measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is required,but it must analyze only the effects that reinain to be addressed,
❑ I find that although the proposed project could have a significant effect on the en
potentially significant effects(a)have been analyzed vrronmGAmt,because all
' DECLARATION w umt to awl°�'in an earlier EIR or NEGATIVE
P applicable standards,and(b)have been avoided or mitigated Pursuant to
that earlier EIR or NEGATIVE DECLARATION,including revisions or mitigation measures that are
imposed olm the Proposed project,nothing further is required.
Signature
Ienl V /�.o,n„ Date
' Printed Name For
CITY/RVPU>3/1999l313785
FORM,.].
' Page 2 of 14
EVALUATION OF ENVIK—AMENTAL IMPACTS:
1) A brief explanation is required for all answers except"No Impact"answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question. A "No Impact"answer is
adequately supported if the referenced information sources show that the impact simply does not apply to projects
like the one involved(e.g.the project falls outside a fault rupture zone). A"No Impact"answer should be
explained where it is based on project-specific factors as well as general standards(e.g. the project will not
expose sensitive receptors to pollutants,based on a project-specific screening analysis).
2) All answers must take account of the whole action involved,including off-site as well as on-site,cumulative as
well as project-level,indirect as well as direct,and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may omen,then the checklist answers must
indicate whether the impact is potentially significant, less than significant with mitigation,or less than significant.
"Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is significant. If there
are one or more"Potentially Significant Impact"entries when the determination is made,an EIR is required
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from"Potentially Significant Impact"to a"Less than Significant
Impact" The lead agency must describe the mitigation measures,and briefly explain how they reduce the effect
to a less than significant level(mitigation measures from Section XVII,"Earlier Analyses,"may be cross-
referenced).
5) Earlier analyses may be used where,pursuant to the tiering,program E1R,or other CEQA process,an effect has
been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this ease,a brief
discussion should identify the following:
a) Earlier Analyses Used Identify and state where they are available for review.
b), Impacts Adequately Addressed Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document.pursuant to applicable legal standards,and state whether such
effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are."Less than Significant with Mitigation Measures Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document and the extent
to which they address site-specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential
impacts(e.g. general plans,zoning ordinances). Reference to a previously prepared or outside document should,
where appropriate,include a reference to the page or pages where the statement is substantiated
7) Supporting Information Sources. A source list should be attached,and other sources used or individuals
contacted should be cited in the discussion.
8) This is only a suggested form,and lead agencies are free to use different formats;however,lead agencies should
normally address the questions form this checklist that are relevant to a project's environmental effects in
whatever format is selected
CITY/RVPUB/1999/313795 FORM"T'
Page 3 of 14
9) The explanation of each issue should identify:
a) the significance criteria or threshold,if any,used to evaluate each question; and
b) the mitigation measure identified,if any,to reduce the impact to less than significance.
SAMPLE QUESTION
L. Them
Issues: Sippdf-^"M
totmu.uy with Un then
Sig ZMW Midphm Sig TMW No lmpw
impact 1oompamtm lappet
1. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑
b) Substantially damage scenic resources,including,but not ❑ ❑ ❑
limited to,tress,rock outcroppings,and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual character or quality ❑ ❑ ❑ a(i
of the site and its surroundings?
d) Create a new source of substantial light or glare which ❑ ❑ ❑ 1
would adversely affect day or nighttime views in the area?
Il. AGRICULTURE RESOURCES. In determining whether
impacts to agriculntral resources are significant environmental
effects,lead agencies may refer to the California Agricultural
Land Evaluation and Site Assessment Model(1997)prepared by
the California Dept. of Conservation as an optional model to use
in assessing impacts on agriculture and farmland. Would the
project:
a) Convert Prime Famdand,Unique Farmland,or Farmland of ❑ ❑ ❑
Statewide Importance(Familand),as shown on the maps
Prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency,to non-
agricultural use?
b) Conflict with existing zoning for agricultmal use,or a ❑ ❑
Williamson Act contract?
CITY/RVPUB/1999/313785 FORM"J"
Page 4 of 14
Less Tho
Issues: s4iftcam
poteatwly with t.ess Then
Sismfwaw Mitigation Slmufi�t No Impact
hnpact Inmtpmated Impact
c) Involve other changes in the existing environment which, ❑ ❑ ❑
due to their location or nature,could result in conversion of
Farmland,to non-agricultural use?
111. AIR QUALITY. Where available,the significance criteria
established by the applicable air quality management or air
pollution control district may be relied upon to make the
following determinations. Would the project
a) Conflict with or obstruct implementation of the applicable ❑ O ❑
air quality plan?
b) Violate any air quality standard or contribute substantially ❑ ❑ ❑
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any ❑ ❑ O ,
critcha pollutant for which the project region is
nonanaimnent under an applicable federal or state ambient
air quality standard(including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant - ❑ ❑ ❑
conc=trations?
e) Create objectionable odors affecting a substantial number of ❑ ❑ ❑ !^Y
people?
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect,either directly or through ❑ ❑ O
habitat modifications,on any species identified as a
candidate,sensitive,or special status species in local or
regional plans,policies,or regulations,or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
CITY/RVPUB/1999/313785 FORM"r'
Page 5 of 14
Lar rum
Issues: signifieoo
Potentidly With Less Than
Sipifice Mid*oo SiFd tint No Impect
Impact boarponted lmpam
b) Have a substantial adverse effect on any riparian habitat or ❑ ❑ ❑ ek
other sensitive natural community identified in local or
regional plans,policies,regulations or by the California
Department of Fish and Game or U.S.Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected ❑ ❑ ❑
wetlands as defined by Section 404 of the Clean Water Act
(including,but not limited to,marsh,venal pool,coastal,
etc.)through direct removal,filling,hydrological
interruption,or other means?
d) Interfere substantially with the movement of any native ❑ ❑ ❑ A
resident or migratory fish Of wildlife species or with �!
established native resident or migratory wildlife corridors;
or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting ❑ ❑ ❑
biological resources,such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted Habitat ❑ ❑ ❑
Conservation Plan,Natural Cornet miry Conservation Plan,
or other approved local,regional,or state habitat
conservation plan?
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance of a ❑ ❑ ❑
historical resource as defined in § 15064.5?
b) Cause a substantial adverse change in the significance of an ❑ ❑ ❑
archaeological resource pursuant to§ 15064.5?
c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑
resource or site or unique geologic feature?
d) Disturb any human remains,including those interred outside ❑ ❑ ❑of formal cemeteries?
CITY/R VPUl3/1999/313795
FORM"r'
Page 6 of 14
Less Thor
Issues: swifcnm
PotmtWly With Less Thor
stgoifium m4atim siffieom No IMPW
Impad tomtpm w Itopet
' VI. GEOLOGY AND SOILS—Would the project:
a) Expose people or structures to potential substantial adverse ❑ ❑ ❑
' effects,including the risk of loss,injury or death involving:
' i) Rupture of a known earthquake fault,as delineated on the ❑ ❑ ❑
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
' substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
' u) Strong seismic ground shaking? ❑ ❑ ❑ R,f
m Sersumc-related ground failure,including liquefaction? ❑ ❑ ❑ First
iv Landslides? ❑ ❑ ❑
1 b) Result in substantial soil erosion or,the loss of topsoil? ❑ ❑ ❑
' c) Be located on a geologic unit or soil that is unstable,or that ❑ ❑ ❑
would become unstable as a result of the project,and
' potentially result in on-or off-site landslide,lateral
spreading,subsidence,liquefaction or collapse?
' d) Be located on expansive soil,as defined in Table 18-1=B of ❑ ❑ ❑
the Uniform Building Code(1994),creating substantial
risks to life or property?
' e) Have soils incapable of adequately supporting the use of ❑ ❑ ❑ �(
septic tanks or alternative waste water disposal systems
where sewers are not available for the disposal of waste
water?
VII. HAZARDS AND HAZARDOUS MATERIALS. Would the
project:
a) Create a significant hazard to the public or the environment ❑ ❑ ❑
through the routine transport,use, or disposal of hazardous
materials?
' CITY/RVPUB/1999/313785
FORM"I"
Page 7 of 14
1.ar Than
Issues: siorli m
lbimudly Wiitb Lan Than
s� t d Sibifi NoUopect
b) Create a significant hazard to the public or the environment 0 0 0
through reasonably foreseeable upset and accident
' conditions involving the release of hazardous materials into
the environment?
' c) Emit hazardous emissions or handle hazardous or acutely ❑ 0 0 J�hazardous materials,substances,or waste within one-
quarter mile of an existing or proposed school?
' d) Be located on a site which is included on a list of hazardous 0 0
' materials sites compiled pursuant to Government Code ❑
section 65962.5 and,as a result,would it create a significant
hazard to the public or the environment?
e) For a project located within an airport land use plan or, 0 0 ❑
where such a plan has not been adopted,within two miles of
' a public airport or public use airport,would the project
result in a safety hazard for people residing or vrortting in
the project area?
' f) For a project within the vicinity of a private airstrip,would 0 0 0
the project result in a safety hazard for people residing or
working in the project area
g) Impair implementation of or physically interfere with an 0 0
adopted emergency response Plan or emergency evacuation 0
plan?
'. h) Expose people or structures to a significant risk of loss, 0 0 . 0
injury or death involving wildland foes,including where OIL
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
' V III. HYDROLOGY AND WATER QUALITY. Would the
project:
ta) Violate any water quality standards or waste discharge 0 0 0
requirements?
t
CITY/R VPUB/1999/313785
' FORM"J"
Page 8 of 14
Less Theo
Issues: WAM
potentially Swuh Less Then
Significant Mitigation SiFfficmt No hnpea
t Impact loeotpontod hnPeet
b) Substantially deplete groundwater supplies or interfere ❑ ❑ ❑
substantially with groundwater recharge such that there
' would be a net deficit in aquifer volume or a lowering of the
local groundwater table level(e.g.,the production rate of
pre-existing nearby wells would drop to a level which would
' not support existing land uses or planned uses for which
permits have been granted)?
' c) Substantially alter the existing drainage pattern of the site or ❑ ❑ ❑
area,including through the alteration of the course of a
strewn or river,in a manner which would result in
substantial erosion or siltation on-err off-site?
d) Substantially alter the existing drainage pattern of the site or ❑ ❑ ❑
' area,including through the alteration of the coma of a
stream or river,or substantially increase the rate or amount
of surface runoff in a manner which would result in flooding
' on-or off-site?
' e) Create or contribute runoff water which would exceed the ❑ ❑ ❑
capacity of existing or planned storm water drainage
systems or provide substantial additional sources of
' polluted runoff?
f) Otherwise substantially degrade water quality? ❑ ❑ ❑
g) Place housing within a 100-year flood bazard:area as ❑ ❑ ❑
mapped on a federal Flood Hazard Boundary or Flood
' Insurance Rate Map or other flood hazard delineation map?
h) Place within a 100-year flood hazard area structures which ❑ ❑ ❑ h,r
would impede or redirect flood flows? 1Ol
' i) Expose people or structures to a significant risk of loss, ❑ O D
injury or death involving flooding,including flooding as a
result of the failure of a levee or dam?
j) Inundation by seiche,tsunwni,or mudflow?
❑ D D �.
1
CITY/RVPUB/19991313785
FORM"J"
' Page 9 of 14
L=Thm
Issues: stificem
Potmwly with Less Than
Swuficmt Mitigetim Sigoifrml No Impact
Inoorpamted Impact
IX LAND USE AND PLANNING. Would the project:
a) Physically divide an established community? ❑ ❑ ❑
b) Conflict with any applicable land use plan,policy,or ❑ ❑ ❑
' regulation of an agency with jurisdiction over the project
(including,but not limited to the general plan,specific plan,
local coastal program,or zoning ordinance)adopted for the
' purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or ❑ ❑ ❑ ,may
natural community conservation plan? aqb
X. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a!mown mineral ❑ ❑ ❑
resource that would be of value to the region and the
residents of the state?
' b) Result in the loss of availability of a locally-important ❑ ❑ ❑
mineral resource recovery site delineated on a local general
Plan,specific plan or other land use plan?
' XI. NOISE. Would the project result in:
' a) Exposure of persons to or generation of noise levels in ❑ ❑ ❑
excess of standards established in the local general plan or
' noise ordinance,or applicable standards of other agencies?
' b) Exposure of persons to or generation of excessive ❑ ❑ ❑
gromtdbome vibration or groundborne noise levels?
c) A substantial permanent increase in ambient noise levels in ❑ ❑ ❑
the project vicinity above levels existing without the
project?
d) A substantial temporary or periodic increase in ambient
noise levels in the ❑ ❑ ❑ �J
' project vicinity about levels existing
without the project?
' CITY/RVPUB/1999/313785
FORM..r,
Page 10 of 14
Less T hm
'. Issues: S40fiam
Potemidly with Less That
Si®tifiaot h itia"on Sipifcant No Impact
Impact laeorponted Impact
e) For a project located within an airport land use plan or, ❑ ❑ ❑
where such a plan has not been adopted,within two miles of
' a public airport or public use airport,would the project
expose people residing or working in the pm)m area to
excessive noise levels?
n For a project within the vicinity of a private airstrip,would ❑ ❑ �-
the project expose people residing or worlmrg in the project
area to excessive noise levels?
M POPULATION AND HOUSING. Would the project:
a) Induce substantial population growth in an area,either ❑ ❑ ❑
directly(for maple,by Proposing new homes and
businesses)or indirectly(fin example,through extension of
road or other infrastructure)?
ib) Displace substantial munbers of existing housing, 0 ❑ ❑
necessitating the construction of replacement horsing
elsewhere?
c) Displace substantial numbers of people,necessitating the ❑ O ❑
construction of replacement housing elsewhere?
X►II. PUBLIC SERVICES. Would the project:
a) Result in substantial adverse physical impacts associated
with the provision of new or physically altered
governmental facilities,need for new or physically altered
governmental facilities,the construction of which could
cause significant environmental impacts,in order to
maintain acceptable service ratios,response times or other
Performance objectives for any of the public services:
Fire protection? ❑ ❑ ❑ t,(
Police protection? ❑ ❑ ❑
' Schools? ❑ ❑ ❑ m(
' CITY/RVPUB/1 9991313785 FORM Urn
Page 11 of 14
Issues: tm Thera
SWtifacm
poleffhany with tcm;Than
S*daot MmsmamStgairteant No impact
Parks?
Impact � Impact
D ❑ ❑
' Other public facilities? D
D ❑
' M. RECREATION. Would the project:
a) Increase the use of existing neighborhood and regional ❑
parks or other recreational facilities such that substantial ❑ ❑
pbysical deterioration of the facility would occur or be
accelerated?
' b) Does the project P ] tnclyde recreational facilities or require ❑ ❑
' the construction or expansion of recreational facilities ❑ 46
which have an adverse physical effect on the
environment?
' XV- TRANSPORTATION/TRAFFIC. Would the project:
a) Cause an increase in traffic which is substantial in relation
- to the existing traffic load.and capacity of the street p ❑ ❑
system(i.e.,result in a substantial increase in either.the .
' . number of vehicle trips,the volume to capacity ratio on
roads,or congestion at intersections)?
' b) Exceed,either.individually or cumulatively,a Ievel of
service standard established thecongestion ❑ ❑ D
management a roads t
' gency for designated roads or highways?
c) Result in a change in air traffic patterns,including either ❑
' an increase in traffic levels or a change in location that ❑ ❑ Q4
results in substantial safety risks?
' d) Substantially increase hazards due to a design feature
(e.g.,sharp curves or dangerous intersections)or ❑ ❑ ❑ [�
incompatible uses(e.g.,farm equipment)?
e) Result in inadequate emergency access?
❑ ❑ ❑ 181
CITY/R VpUI3/1 9 99/3 1 3 7 85
' FORM "T•
Page 12 of 14
Less Than
Issues: slgmiiitant
Potentially with Less Than
Significant Mitigation S*ifiunt No Impact
' Impact hroorponted Impset
n Result in inadequate parking capacity? D ❑ ❑
' g) Conflict with adopted policies,plans,or programs ❑ O D
supporting alternative transportation(e.g.,bus turnouts,
bicycle racks)?
' XVI. UTILITIES AND SERVICE SYSTEMS. Would the project:
' a) Exceed wastewater treatment requirements of the ❑ D D
applicable Regional Water Quality Control Board?
' b) Require or result in the construction of new water or ❑ D ❑
wastewater treatment facilities or Mansion of existing
' facilities,the construction of which could cause
significant environmental effects?
' e) Require or result in the construction of new storm water . ❑ ❑ D
drainage facilities or expansion of existing facilities,the
t construction of which could cause significant
environmental effects?
' d) Have sufficient water supplies available to serve the D ❑ ❑ fps
project fimn existing entitlements.and resources,or are p°�
new or expanded entitlements needed?
' e) Result in a determination by the wastewater treatment p ❑ ❑
provider which serves or may save the project that it has
' adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
f) Be saved by a landfill with sufficient permitted capacity ❑ ❑ ❑ A
to accommodate the projectes solid waste disposal needs?
g) Comply with federal,state,and local statutes and ❑ D
regulations related to solid waste? D
' CITY/RVPUB/19"1313795
FORM"T'
Page 13 of 14
less Than
Issues: Sigtafum
Poteatia8y wtb t.ess Than
si®t&" Mitigatioa Sigdficam No Impact
tmpact h=gwated Impact
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality ❑ ❑ ❑
of the environment,substantially reduce the habitat or a
fish or wildlife species,cause a fish or wildlife population
to drop below self-susmining levels,threats m to eliminate
a plant or animal community,reduce the number or
restrict the range of a rare or endangered plant or animal
or eliminate Important examples of the majczr periods of
California history or prehistory?
b) Does the project have impacts that are individually ❑ ❑ ❑ ,�(
limited,but cumulatively considerable? ("Cumulatively p(
considerable"means that the incremental effects of a
Project are considerable when viewed in connection with
the effects of past projects,the effects of other current
project, and the effects of probable future projects.)
c) Does the project have emvkOmnmtal effects which will ❑ ❑ ❑
cause substantial adverse effects on human beings,either t�
directly of imdireetly?
C I TY/R VPUB/1999/313785
FORM"T'
Page 14 of 14
� IIY flf Pfl1M 0ESLiti
'S 73-5 to FRED WARING DRIVE
- I PALM DESERT, CALIFORNIA 91360-x578
TEL: 760 346-06[I
FAX: 760 841-7098
i n(o Ppalm-dnerz.arS
CITY OF PALM DESERT_
LEGAL NOTICE
CASE NO. GPA 01-04
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning
Commission to consider an amendment to the Housing Element for the General Plan and the
Negative Declaration as it relates thereto.
SAID public hearing will be held on Tuesday, January 15, 2002, at 7:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California,
at which time and place all interested persons are invited to attend and be heard. Written
comments concerning all items covered by this public hearing notice shall be accepted up to
the date of the hearing. Information concerning the proposed project and/or negative
declaration is available for review in the Department of Community Development at the above
address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you
challenge the proposed actions in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice,or in written correspondence
delivered to the Planning Commission (or city council)at, or prior to,the public hearing.
PUBLISH: Desert Sun PHILIP DRELL, Secretary
December 24, 2001 Palm Desert Planning Commission
CTA7F/1F I.IF�DMS BANCPORTA'I�()N ANDHnIISM•AGENCY GREY DA VIC Rovmw..
DEPARTMENT OF HOUSING AP )MMUNTTY DEVELOPMENT usu4G
Division of Housing Policy Development
lk
1800 Third Swett,Swim 430 3�" F
P.O.Box 952053 a.
Sacramento,CA 94252-2053
www&d.m.eov UE�Fy
(916) 323-3176/FAX:(916)327-2643
RECEIVED
rf - 7 2001
October 29, 2001 CGMMUNiTYBEYELOPMENTDEPAli1MENT
MY OF PAU1 DESERT
Mr. Carlos Ortega, City Manager
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, California 92260
Dear Mr. Ortega:
RE: Review of the City of Palm Desert's Revised Draft Housing Element
Thank you for submitting Palm Desert's revised draft housing element, received for our review
September 19, 2001. We also considered material received by facsimile transmissions on
August 31, 2001 and September 10, 2001. As you know, the Department of Housing and
Community Development (Department) is required to review draft housing elements and report
our findings to the locality pursuant to Government Code Section 65585(b). Telephone calls
with Ms. Nicole Sauviat Criste, the City's Consultant, facilitated our review. This letter
summarizes the conclusion of the September 10, 2001 conversation.
Palm Desert's revised housing element adequately addresses the statutory requirements
described in our August 24, 2001 review letter. We are pleased to find the draft element,
including the revisions received by facsimile, now addresses all of the statutory requirements of
State law. Once adopted and submitted to this Department, the element will be in full
compliance with State housing element law(Article 10.6 of the Government Code).
For your information, we have enclosed a brief description of new and existing housing and
community development programs administered by this Department along with funding levels
for the cu ent fs-c_1 year We are pleased to report a historic increase in ho,asing fends available
through HCD. Information on these programs, including recently released Notices of Funding
Availability (NOFA), has been posted to our website. Please consult our homepage at
www.hcd.ca.gov for new program information.
The cooperation and assistance of Ms. Sauviat Criste during the review process is greatly
appreciated. We hope our comments are helpful to the City. We look forward to receiving the
adopted housing element for our review pursuant to Government Code Section 65585(g). If you
require additional assistance or have any questions, please feel free to contact Mario Angel, of
our staff, at (916) 445-3485.
Mr. Carlos Ortega, City Mager
Page 2
In accordance with requests pursuant to the Public Records Act, we are forwarding copies of this
letter to the persons and organizations listed below.
Sincerely,
Cathy E. Creswell
Deputy Director
Enclosure
cc: Nicole Sauviat Criste, Terra Nova Planning &Research
Phill Drell, Planning Manager, City of Palm Desert
Mark Stivers, Senate Committee on Housing& Community Development
Catherine Ysrael, Supervising Deputy Attorney General, AG's Office
Terry Roberts, Governor's Office of Planning and Research
Kimberley Dellinger, California Building Industry Association
Marcia Salkin, California Association of Realtors
Marc Brown, California Rural Legal Assistance Foundation
Rob Weiner, California Coalition for Rural Housing
John Douglas, AICP,The Planning Center
Data Schur, Western Center on Law and Poverty
Alexander Abbe, Law Firm of Richards, Watson & Gershon
Ruben Duran, Law Firm of Neufield, Jaffe &Levin
Data Schur,Western Center on Law and Poverty
Jonathan Lehrer-Graiwer, Attorney at Law
Ana Marie Whitaker,California State Poly—Tech University
Karen Warner,Cotton Bridges&Associates
David Booher,California Housing Council
Jose Rodriquez,California aural Legal Assistance
Minh Tran, Inland Counties Legal Services
Rose Mayes,Fair Housing Council of Riverside County, Inc.
Jim Ragsdale, David Evans Associates
i
1� t
,sAMRONMENTAT-CHEMIST F cM
1. Project Title: AD O/tJ /it/6� cMENT
2. Lead Agency Name and Address: �
7.3 -S/0 09ZO AWof1/V6r
' 3. Contact Person and Phone Number: /91></L l7eEGG- �91d��,/G•OG// �RI
4. Project Location: i�?iTY OI' fAI.JIJ �"7<SjpT
5. Project Sponsors Name and Address:
73-5/D rcE27 t✓/1,P/Nd t�1P/!�
6. General Plan Designation: 7. Wig:
8: Description of Project, (Describe the whole action involved,including but not limited to later phases of the
project,and any secondary,support,or off-site features necessary for its implementation. Attach additional
shed(s)if necessary.)
7/tE G/TS/ iS AL?9AT/t//r A Awrf
9. Surrounding Land Uses,and Setting: (Briefly describe the projects surroundings)
' 10. Other public agencies whose approval is required (e.9, permits, financing approval, or participation
agreement):
CITY/RVPUB/1999/313785
FORM"T'
Page 1 of 14
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
' The environmental factors checked below would be potentially affected this project,
P lY by P Jam,involving at least one
impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages.
❑ Aesthetics ❑ Agriculture Resources ❑ An Quality
' ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils
' ❑ Hazards&Hazardous Materials ❑ Hydrology/Water Quality ❑ Land Use/Planning
❑ -Mineral Resources ❑ Noise Population/Housing
❑ Public Services ❑ Recreation ❑ Transportation I Traffic
' ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance
DETERMINATION(To be completed by the Lead Agency):
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,and a
NEGATIVE DECLARATION will be prepared.
❑ .I fund that although the proposed project,could have a significant effect on the environment,there will not
be a significant effect in this case because revisions in the project have been made by or agreed to by the
project proponent.A MITIGATED NEGATIVE DECLARATION will be prepared
❑ 1 find that the proposed project MAY have a significant effect on the environment,and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ .,.I find that the proposed project MAY have a"potentially significant or"Potentially significant unless
mitigated"impact on the environment,but at least one effect 1)has been adequately analyzed in an
earlier document pursuant to applicable legal standards,and 2)has been addressed by mitigation
' measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is required,but it mustanalyze only the effects that remain to be addressed.
' ❑ I fund that although the proposed project could have a significant effect on the environment,because all
potentially significant effects(a)have been analyzed adequately in an earlier EIR or NEGATIVE
' DECLARATION pursuant to applicable standards,and(b)have been avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION,including revisions or mitigation measures that are
11°posed'upon the Prof Project,nothing further is required.
L2 CC 2—
Signature Date
' /onl V
Printed Name For
CITY/RVPUB/19991313785 FORM"T'
' Page 2 of 14
EVALUATION OF ENVIK—,4IIvIENTAL RVIPACTS:
1) A brief explanation is required for all answers except"No Impact"answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question. A"No Impact"answer is
adequately supported if the referenced information sources show that the impact simply does not apply to projects
like the one involved(e.g.the project falls outside a fault rupture zone). A"No Impact" answer should be
explained where it is based on project-specific factors as well as general standards(e.g. the project will not
expose sensitive receptors to pollutants,based on a project-specific waning analysis).
2) All answers must take account of the whole action involved,including off-site as well as on-site,cumulative as
well as project-level,indirect as well as direct, and construction as well as operational impacts.
3) Ones the lead agency has determined that a particular physical impact may occur,then the checklist answers must
indicate whether the impact is potentially significant,less than significant with mitigation,or less than significant.
"Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is significant. If then:
are one or more"Potentially Significant Impact"entries when the determination is made,an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact"to a"Less than Significant
Impact." The lead agency must describe the mitigation measures,and briefly explain low they reduce the effect
to a less than significant level(mitigation measures from Section XVII,"Earlier Analyses,"may be cross-
referenced).
5) Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has
been adequately analyzed in an earlier EIR or negative declaration Section 15063(c)(3)(D). In this case,a brief
discussion should identify the following:
a) Earlier Analyses Used Identify and state where they are available for review.
b), 'Impacts Adequately Addressed. Identify which effects from the above choddist.were within the scope of and
adequately analyzed in an,earlierdocpment_pursuant.to applicable legal standards,and state whether such .
effects were addressed by mitigation measures based on the earlier analysis.
c)• Mitigation Measures. For effects that are,"Less than Significant with Mitigation Measures Incorporated,"
describe the;nitigation measures which were incorporated or refined from the earlier document and the extent
to which they address site-specific conditions for the project
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential
unpacts(e.g.general plans,zoning ordinances). Reference to a previously prepared or outside document should,
where appropriate,include a reference to the page or pages where the statement is substantiated
7) Supporting Information Sources. A source list should be attached,and other sources used or individuals
contacted should be cited in the discussion.
8) This is only a suggested form,and lead agencies are free to use different formats;however,lead agencies should
normally address the questions form this checklist that are relevant to a project's environmental effects in
whatever format is selected.
CITY/RVPUB/1999/313785 FORM"T'
Page 3 of 14
9) The explanation of each issue should identify:
a) the significance criteria or threshold,if any,used to evaluate each question; and
b) the mitigation measure identified,if any,to reduce the impact to less than significance.
SAMPLE QUESTION
L. Titan
Issues: s'Wifi°ant
Potmu'uy with I.=Than
Si®.ificaot Mitigalim Sigaificam No Impact
Impact Iwot mad Impact
I. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑
b) Substantially damage scenic resources,including,but not ❑ ❑ ❑
limited to,tress,rock outcroppings,and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual character or quality ❑ ❑ ❑
of the site and its surroundings?
d), Create a new source of substantia!light or glare which . ❑ ❑, ❑
would adversely affect day or nighttime views in the area?
11. AGRICULTURE RESOURCES. In determining whether
impacts to agricultural resources are significant environmental
effects,lead agencies may refer to the California Agricultural
Land Evaluation and Site Assessment Model(1997)prepared by
the California Dept.of Conservation as an optional model to use
in assessing impacts on agriculture and farmland. Would the
project:
a) Convert Prime Familand,Unique Famdand, or Farmland of ❑ ❑ ❑ [
Statewide Importance(Farmland),as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency,to non-
agricultural use?
b) Conflict with existing zoning for agricultural use,or a ❑ ❑ ❑
Williamson Act contract?
CITY/RVPUB/19991313785 FORM"P'
Page 4 of 14
Less Then
Issues: s4oficam
Potmually With Lm Than
significant Mitigation significant No impact
Impact Wcotpormed Impact
c) Involve other changes in the existing environment which, ❑ D ❑
due to their location or nature,could result in conversion of
Farmland,to non-agricultural use?
Ill. AIR QUALITY. Where available,the significance criteria
established by the applicable air quality management or air
pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable D O ❑
air quality plan? 1,
b) Violate any air quality standard or contribute substantially ❑ O ❑ (
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any D D D
criteria pollutant for which the project region is
nonattainment under an applicable federal or state ambient
air quality standard(including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
i.d) Expose sensitive receptors to.substantial pollutant D O . ❑
concentrations?
e) Create objectionable odors affecting a substantial number of ❑ ❑ _ ❑
people?
IV. BIOLOGICAL RESOURCES. Would the projcct:
a) Have a substantial adverse effect,either directly or through D D D
habitat modifications,on any species identified as a
candidate,sensitive,or special status species in local or
regional plans,policies,or regulations,or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
CITY/RVPUB/1999/313785 FORM „J
Page 5 of 14
Less Than
Issues: significant '
Potentially with LAW Than
Si®tificant Mitigatim S*ifimat No Impact
Impact Inwrponit d Impact
b) Have a substantial adverse effect on any riparian habitat or ❑ ❑ ❑
other sensitive natural community identified in local or
regional plans,policies,regulations or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected ❑ ❑ ❑
wetlands as defined by Section 404 of the Clean Water Act
(including,but not limited to,marsh,vernal pool,coastal,
etc.)through direct removal,filling,hydrological
interruption,or other means?
d) Interfere substantially with the movement of any native ❑ ❑ ❑
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting ❑ ❑ ❑
biological resources,such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted Habitat ❑ ,. ❑ ❑: l
Conservation Plan,Natural Comnninity Conservation Plan
or other approved local,regional,or state habitat
conservation plan?
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance of a. ❑ ❑ ❑
historical resource as defined in § 15064.5?
b) Cause a substantial adverse change in the significance of an ❑ ❑ ❑
archaeological resource pursuant to§ 15064.5?
c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑
resource or site or unique geologic feature?
d) Disturb any human remains,including those interred outside ❑ ❑ ❑
of formal cemeteries?
CITY/RVPUH/1 999/3 1 3 7 85 FORM"I"
Page 6 of 14
Less Tban
Issues: Significam
Pdtrntially With Len Then
significant Ntigetica sigmficam No lmpact
Impact Inearpo W Impact
' VI. GEOLOGY AND SOILS—Would the project:
a) Expose people or structures to potential substantial adverse ❑ ❑ ❑
' effects,including the risk of loss,injury or death involving:
' i) Rupture of a known earthquake fault,as delineated on the ❑ ❑ ❑
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
' substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
u) Strong seisnic ground shaking? ❑ ❑ ❑
iii_ Seismic:related ground failure,including liquefaction? ❑ ❑ ❑
iv Landslides? ❑ ❑ ❑
1 b) Result in substantial soil erosion or,the loss of topsoil? ❑ ❑ ❑
' c) Be located on a geologic unit or soil that is unstable,or that ❑ ❑ ❑ �' '
would become'unstabic as a result of thc'project,and
potentially result in on-or off-site landslide,lateral
spreading,subsidence,liquefaction or collapse?
' d) Be located on expansive soil,as defined in Table 19-1-B of ❑ ❑ ❑
the Uniform Building Code(1994),creating substantial
risks to life or property?
e) Have soils incapable of adequately supporting the use of ❑ ❑ ❑
septic tanks or alternative waste water disposal systems
' where sewers are not available for the disposal of waste
water?
VII. HAZARDS AND HAZARDOUS MATERIALS. Would the
project:
' a) Create a significant hazard to the public or the environment ❑ ❑ ❑ III
through the routine transport,use,or disposal of hazardous
materials?
' CITYIRVPUB11 999/3 1 3 7 85 FORM")"
' Page 7 of 14
' Less Than a
Issues: signifiGmt
Pokat dty with Less Than
Sis6fnant M bpe6on SiFifiunt No Impact
t 1MPwt 6=pomted ImPact
b) Create a significant hazard to the public or the environment ❑ ❑ ❑ kx
through reasonably foreseeable upset and accident J°l
' conditions involving the release of hazardous materials into
the environment?
' c) Emit hazardous emission or handle hazardous or acutely ❑ ❑ ❑
hazardous materiaL%substances,or waste within one-
quarter mile of an existing or proposed school?
' d) Be located on a site which is included on a list of hazardous ❑ ❑ ❑
materials sites compiled pursuant to Government Code
section 65962.5 and,as a result,would it create a significant
hazard to the public or the environment?
e) For a project located within an airport land use plan or, ❑ ❑ ❑
where such a plan has not been adopted,within two miles of
' a public airport or public use airport,would the project
result in a safety hazard for people residing or working in
the project area?
f) For a project within the vicinity of a private airstrip,would ❑ ❑ ❑
the project result in a safety hazard for people"",or,.. .
working in the project area?
g) Impair implementation of or physically interfere with an ❑ ❑ ❑
adopted emergency respwne plan or emergency evacuation
i plan?
' h) Expose people or structures to asignificant.risk of loss, ❑ ❑ .:. .::. . ❑
injury or death involving wildland fires,including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
' VIlI. HYDROLOGY AND WATER QUALITY. Would the
project:
' a) Violate any water quality standards or waste discharge ❑ ❑ ❑ 14
requirements?
' CITY/RVPM1999/313785 FORM I.T,
Page 8 of 14
Isss Tmn
Issues: sipxtcam
potentially With I.cu Tian
Significam IvG*tion Si*ficam No Impact
. Impact txotpomted Impact
b) Substantially deplete groundwater supplies or interfere ❑ ❑ ❑ '
substantially with groundwater recharge such that there
' would be a net deficit in aquifer volume or a lowering of the
local groundwater table level(e.g.,the production rate of
pre-existing nearby wells would drop to a level which would
' not support existing land uses or planned uses for which
permits have been granted)?
' c) Substantially alter the existing drainage pattern of the site or ❑ ❑ ❑
area,including through the alteration of the course of a
strewn or river,in a manna which would result in
' substantial erosion or siltation on-or off-site?
d) Substantially alter the existing drainage pattern of the site or ❑ ❑ .❑
' area,including through the alteration of the course of a
stream or river,or substantially increase the rate or amount
of surface runoff in a manner which would result in flooding
on-or off-site?
c) Create or contribute runoff water which would exceed the ❑ ❑ . ❑
capacity of existing or planted storm water drainage
systems or provide substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade water quality? ❑ ❑ ❑
' g)_. Place housing within a I00-year flood hazard area as ❑ ❑ ❑
mapped on a federal Flood Hazard Boundary or Flood
' Insurance Rate Map or other flood hazard delineation map?
' h) Plan within a I00-year flood hazard area structures which ❑ ❑ ❑
would impede or redirect flood flows?
' i) Expose people or structures to a significant risk of loss, ❑ ❑ ❑
injury or death involving flooding,including flooding as a
result of the failure of a levee or dam?
tj) Inundation by setche,tsunami,or mudflow? ❑ ❑ ❑
1
CITY/RVPUB/1999/313785 ,
FORM J
Page 9 of 14
1
' Lass Than
Issues: signifiean
Potantielly With Less Than -
S*mfieaat Mitigation Significant No Impact
' . Impact laorponad Impact
IX LAND USE AND PLANNING. Would the project:
a) Physically divide an established community? ❑ ❑ ❑ v5
' Tad
b) Conflict with any applicable land use plan,policy,or ❑ ❑ ❑ �t5
' regulation of an agency with jurisdiction over the project f"
(including,but not limited to the general plan,specific plan,
local coastal program,or zoning ordinance)adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or ❑ ❑ ❑
' natural community conservation plan?
X. MINERAL RESOURCES. Would the project
1
a) Result in the loss of availability of a known mineral ❑ ❑ ❑
resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally-important - ❑ ❑. ❑
mineral resource recovery site delineated on a local general
plan,specific plan or other land use plan? .
' XI. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels in ❑ ❑ ❑ R�{
excess of standards established in the local general plan or YY
' noise ordinance,or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive r ❑ ❑ ❑
' gromdbome vibration or groundbome noise levels?
' c) A substantial permanent increase in ambient noise levels in ❑ ❑ ❑
the project vicinity above levels existing without the
project?
1 d) A substantial temporary or periodic increase in ambient ❑ ❑ ❑
noise levels in the project vicinity above levels existing
without the project?
' CITY/RVPUB/1999/313785 FORM«T>
' Page 10 of 14
t.es Thm
Issues: significant
Potentially with Less Than
s4ormant Mitigation Significam No Impact
' Impact lzx m ted Impact
e) For a project located within an airport land use plan or, ❑ ❑ ❑
where such a plan has not been adopted,within two miles of
' a public airport or public use airport,would the project
expose people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip,would ❑ ❑ ❑
the project expose people residing or working in the project
' area to excessive noise levels?
' XQ. POPULATION AND HOUSING. Would the project
a) Induce substantial population growth in an area,either• ❑ ❑ ❑
' directly(for example,by proposing new homes and
businesses)or indirectly(for example,through extension of
road or other infrastructure)?
b) Displace substantial numbers of existing housing, ❑ ❑ ❑
necessitating the construction of replacement housing
elsewhere?
01 Displace substantial numbers of people,necessitating the. ❑ ❑ ❑
construction of replacement housing elsewhere?
' )III. PUBLIC SERVICES. Would the project:
a) Result in substantial adverse physical impacts associated
with the provision of new or physically altered
' governmental facilities,need for new or physically altered
governmental facilities,the construction of which could
cause significant emironmmtal impacts,in order to
maintain acceptable service ratios,response times or other
performance objectives for arty of the public services:
' Fire protection? ❑ ❑ ❑
Police protection? ❑ ❑ ❑
' Schools? ❑ ❑ ❑ m(
C ITY/R V PUB/1 9991313785
Foluva r"
Page 11 of 14
' Issues: Less Then ,
Sig &MM
potcnblr With Less Than
Stpu6caat Mitigaboa Sigaifieant No Impact
Impact hmrpomw Impact
Parks? ❑ ❑ ❑
' Other public facilities? ❑ ❑ ❑ p�
' M. RECREATION. Would the project:
a) lnmwc the use of existing neighborhood and regional ❑ ❑ ❑ .
' Parks or other recreational facilities such that substantial
Physical deterioration of the facility would occur or be
accelerated?
b) Does the project include recreational facilities or require ❑
the construction or ❑ ❑
' expansion of recreational facilities
which have an adverse physical effect on the
environment?
' XV. TRANSPORTATION/TRAFFIC. Would the project:
a) Cause an increase in traffic which is substantial in relation ❑ ❑
to the existing traffic load.and capacity of the street
system(i.e.,result in a substantial increase in either the .
number of vehicle trips,the volume to capacity ratio on.*
roads,or congestion at intersections)?
b) Exceed,either individually or cumulatively,a level of ❑ ❑
service standard established by the county"congestion
' management agency for designated roads or highways?
c) Result in a change in air traffic patterns,including either ❑ ❑ ❑ . At
an increase in traffic levels or a change in location that W
' results in substantial safety risks?
d) Substantially increase hazards due to a design feature ❑
(e.g.,sharp curves or dangerous intersections)or ❑ ❑
incompatible uses(e.g.,farm equipment)?
' e) Result in inadequate emergency access?
CITY/RVPUB/1 999/3 1 3 7 85 FORM "J"
Page 12 of 14
Less Than
Issues: significant
Potentially with Less Than
Signifaxat Mitigation Significant No Impact
' Impact Incorpmated Impact
f) Result in inadequate parking capacity? ❑ ❑ ❑
' g) Conflict with adopted policies, plans,or programs ❑ ❑ ❑ (�
supporting alternative transportation(e.g.,bus turnouts,
bicycle racks)?
' XVI. UTILITIES AND SERVICE SYSTEMS. Would the project:
' a) Exceed wastewater treatment requirements of the ❑ ❑ ❑
applicable Regional Water Quality Control Board?
' b) Require or result in the construction of new water or ❑ ❑ ❑
wastewater treatment facilities or expansion of existing
' facilities,the construction of which could cause
significant environmental effects?
c) Require or result in the construction of new storm water . ❑ ❑ ❑
drainage facilities or expansion of existing facilities,the
,. construction of which could cause significant
environmental effects?
' .. d) Have sufficient water supplies available to serve the ❑ ❑
Project from existing entitlem reents and resources,or a ❑
new or expanded entitlements needed?
' e) Result in a determination by the wastewater treatment ❑ ❑ ❑
provider which serves or may serve the project that it has
' adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
I) Be served by a landfill with sufficient permitted capacity ❑ ❑ ❑ �{
to accommodate the project's solid waste disposal needs?
g) Comply with federal,state,and local statutes and ❑ ❑ ❑
regulations related to solid waste?
' C1TY/RVPUB/1 999/3 1 3 7 85
FORM-T'
' Page 13 of 14
Less Than
Issues: significant
Potrntidly With Less Than
Significant Mitigation Sipificant No Impact
Impact Inonrpomted Impact
XVD. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality ❑ ❑ ❑ 1fF,
of the environment,substantially reduce the habitat or a
fish or wildlife species,cause a fish or wildlife population
to drop below self-sustaining levels,threaten to eliminate
a plant or animal community,reduce the number or
restrict the range of a rare or endangered plant or animal
or eliminate important examples of the major periods of
California history or prehistory?
b) Does the project have impacts that are individually ❑ ❑ ❑
limited,but cumulatively considerable? ("Cumulatively
considcabie,means that the ineememal effects of a
project are considerable when viewed in connection with
the effects of past projects,the effects of other current
project, and the effects of probable future projects.)
c) Does the project have environmental effects which will ❑ ❑ ❑
cause substantial adverse effects on human beings,either
directly or indirectly?
CITY/RVPUB/1999/313785 FORM"
Page 14 of 14
Confirmation Report — Memory. Send: .. '
.,.,.Time :.Dec719-2001 11:53am
Tel line c-7603417098
Name PALM DESERT PUBLIC WORKS DEPT
Job number 194
Date Dec-19 11:50am
To 7784731
Document pages 003
Start time Dec-19 11:50am
End time Dec-19 11:53am -
Pages sent 003
Status OK
i )ut;" i
Job number 194 *** SEND, SUCCESSFUL ***
CITY OF PALM DESERT
- 73-510 Fracl Waring Orlve
Palm Oasart, Callfomla 92260
Talephona- 760-346-0011 Fax: 760-776-0382
info(j;ipnlm-desert.org
FACSIMILE
Company: ._._
Fax Na.: Phone No.:
No- of Pagan 3 -_ (including davar shoat)
From: Tony Bagato, 346-0611 x270
�L yic/N/F/lr
RECEIVED
PROOF OF PUBLICATION _Q2 sp ur d+uty ktII Olfilf2 amp
(2015.5.C.C.P) CITY CLERK'S OFFICE
STATE OF CALIFORNIA
County of Riverside
I am a citizen of the United States and a resident of Proof of Publication of
the County aforesaid; I am over the age of eighteen No.0101
CITY OF PALM DESERT
years,and not a party to or interested in the LEGAL NOTICE
above-entitled matter.I am the principal clerk of a CASE NO. GPA 01-04
tinter of the DESERT SUN PUBLISHING NOTICE IS HEREBY GIVEN that a public hearing
P will be held before the Palm Desert Planning
COMPANY a newspaper of general circulation, Commission to consider an amendment to the
Housing Element for the General Plan and the
printed and published in the city of Palm Springs, Negative Declaration as it relates thereto.
County of Riverside,and which newspaper has been SAID uhlic hearing will be held on Tuesday,Jan-
adjudged a newspaper of general circulation by the baryatt the Palm Deserrtpcivic center,Council 1Charm
Fred
Superior Court of the County of Riverside,State of Waring Drive, Palm Desert, California, at which
P tY time antl place all interested persons are invited
California under the date of March 24, 1988.Case to attend and be heard. Written comments con-
earning all items covered by this public hearing
Number 191236; that the notice,of which the notice shall be accepted up to the date of the
hearing. Information concerning the propposed
annexed is a printed copy(set in type not smaller project and/or negative declaration is available for
than non ariel,has been published in each regular review in the Department of Community Develop-
ment at the above address between the hours of
and entire issue of said an newspaper and not in 8:00 a.m. and 5:00 p.m. Monday through Friday.
Y If you challenge the proposed actions in court,
supplement thereof on the following dates,to wit: you may be limited to raising only those issues
you or someone else raised at the public hearing
do .bed in this notice, or in written correspon-
December 24th '. dence delivered to the Planning Commission (or
i city council at, or pnor to, the public hearing.
PHILIP DRELL. Secretary
J Palm Desert l"!Znrng Commission
`PUB: December 24, 2001
All in the year 2001
1 certify(or declare)under penalty of perjury that the
foregoing is true and correct.
31st
Dated at Palm Springs,California this--day
December
of ,2001
�aE�S� Si Gnat
i
nATFOFf tT�A RUSR 1PcC SP ANORTAUnN AND HOINTNGAGFNCY GRAY❑AVIS Gnvmrnr
DEPARTMENT OF HOUSING Ar 'OMMUNITY DEVELOPMENT ,Ss�Nc
Division of Housing Policy Development
1800 Third Street,Suite 430
P.O.Box 952053 a
W
F
Sacramento,CA 94252.2053 �
w.hcd.ca m
(916) 323-31761 FAX:(916)327-2643
RECEIVED
h:�1V - 7 2001
October 29, 2001 CCAMLMTYDEVELONENTDEPAP,TMENT
CITY OF PALM DESERT
Mr. Carlos Ortega, City Manager
City of Palm Desert
73-5 10 Fred Waring Drive
Palm Desert, California 92260
Dear Mr. Ortega:
RE: Review of the City of Palm Desert's Revised Draft Housing Element
Thank you for submitting Palm Desert's revised draft housing element, received for our review
September 19, 2001. We also considered material received by facsimile transmissions on
August 31, 2001 and September 10, 2001. As you know, the Department of Housing and
Community Development (Department) is required to review draft housing elements and report
our findings to the locality pursuant to Government Code Section 65585(b). Telephone calls
with Ms. Nicole Sauviat Criste, the City's Consultant, facilitated our review. This letter
summarizes the conclusion of the September 10, 2001 conversation.
Palm Desert's revised housing element adequately addresses the statutory requirements
described in our August 24, 2001 review letter. We are pleased to find the draft element,
including the revisions received by facsimile, now addresses all of the statutory requirements of
State law. Once adopted and submitted to this Department, the element will be in full
compliance with State housing element law (Article 10.6 of the Government Code).
For your information, we have enclosed a brief description of new and existing housing and
community development programs administered by this Department along with funding levels
for the current f SC'_l ye r. We are pleased to report a historic im-ease m hm-1sing f mds available
through HCD. Information on these programs, including recently released Notices of Funding
Availability (NOFA), has been posted to our website. Please consult our homepage at
www.hcd.ca.gov for new program information.
The cooperation and assistance of Ms. Sauviat Criste during the review process is greatly
appreciated. We hope our comments are helpful to the City. We look forward to receiving the
adopted housing element for our review pursuant to Government Code Section 65585(g). If you
require additional assistance or have any questions, please feel free to contact Mario Angel, of
our staff, at (916) 445-3485.
Mr. Carlos Ortega, City Manager
Page 2
In accordance with requests pursuant to the Public Records Act, we are forwarding copies of this
letter to the persons and organizations listed below.
Sincerely,
Cathy E. Creswell
Deputy Director
Enclosure
cc: Nicole Sauviat Criste, Terra Nova Planning &Research
Phill Drell, Planning Manager, City of Palm Desert
Mark Stivers, Senate Committee on Housing& Community Development
Catherine Ysrael, Supervising Deputy Attorney General, AG's Office
Terry Roberts, Governor's Office of Planning and Research
Kimberley Dellinger, California Building Industry Association
Marcia Salkin, California Association of Realtors
Marc Brown, California Rural Legal Assistance Foundation
Rob Weiner, California Coalition for Rural Housing
John Douglas, AICP, The Planning Center
Dara Schur, Western Center on Law and Poverty
Alexander Abbe, Law Firm of Richards, Watson & Gershon
Ruben Duran, Law Firm of Neufield, Jaffe &Levin
t� Dara Schur, Western Center on Law and Poverty
Jonathan Lehrer-Graiwer,Attorney at Law
Ana Marie Whitaker, California State Poly—Tech University
Karen Warner, Cotton Bridges &Associates
David Booher, California Housing Council
Jose Rodriquez, Cahtonna Kurai Legal Assistance
Minh Tran, Inland Counties Legal Services
Rose Mayes, Fair Housing Council of Riverside County, Inc.
Jim Ragsdale, David Evans Associates
UIiY Of P 0 1 M OESEIti
73-51D FREO WARING DRIVE
PALM DESERT,CALIFORNIA 9226o-2578
TEL: 76o 346—o611
FAX: 760 341-7098
in(oa plmduev,.o,g
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO.GPA 01-04
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning
Commission to consider an amendment to the Housing Element for the General Plan and the
Negative Declaration as it relates thereto.
SAID public hearing will be held on Tuesday, January 15, 2002, at 7:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California,
at which time and place all interested persons are invited to attend and be heard. Written
comments concerning all items covered by this public hearing notice shall be accepted up to
the date of the hearing. Information concerning the proposed project and/or negative
declaration is available for review in the Department of Community Development at the above
address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you
challenge the proposed actions in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice,or in written correspondence
delivered to the Planning Commission(or city council)at,or prior to,the public hearing.
PUBLISH: Desert Sun PHILIP DRELL, Secretary
December 24,2001 Palm Desert Planning Commission
FNVIRONMENTAT,CHECKLIST FORM
I
1. Project Title: 4—QV7741K/ OF IOW5W6 eME/VT
1
2. bead Agency Name and Address: �
r. 10,i7 it/! IAM,' e elk;
pi4-lw 37eSEiPT.Cam!' 9zLGb
3. Contact Person and Phone Number: RW/L Qe GL L7,w O // • At
4. Project Location: LEY OIr RA(AV DZMd- 7—
5. Project Sponsoes Name and Address:
iT/ OF PffLM �E''E.PT
79-S/D ?XEZ) I.DP.PiMvr lei!/
I. Pf�C/!7 DE5FPT • r�
1
6. General Plan Designation: .' 7. Wig:
1
I
8- Description of Projec�,,.(Describe the whole action involved,including but not limited to later phases of the
Pro3�,and
any sew,support,or off,site features necessary for its implementation. Attach additional� _
iheet(s)if necessary) , �
r7l'Z G/JY i A-2ZVV 1 A c%/ H/D/.K/ Fl/�lF.n/T
77
9. Surrounding Land Uses.and Setting: (Briefly describe the project's surroundings.)
1
1
10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation
agreement):
CITY/RVPUH/1999/313785
FORM"J"
Page 1 of 14
' ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,involving at least one
' impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages.
❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality
' ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils
t ❑ Hazards& Hazardous Materials ❑ Hydrology/Water Quality ❑ Land Use/Planning
❑ -Mineral Resources ❑ Noise Population/Housing
❑ Public Services ❑ Recreation ❑ Transportation/Traffic
' ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance
DETERMINATION(To be completed by the Lead Agency):
1 On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,and a
NEGATIVE DECLARATION will be prepared.
❑ I find that although the proposed project could have a significant effect on the environment,there will not
be.a significant effect in this case because revisions in the project have been made by or agreed to by the
project proponent:A MITIGATED NEGATIVE DECLARATION will be prepared
❑ I find that the proposed project MAY have a significant effect on the environment,and an
ENVIRONMENTAL IMPACT REPORT is required
❑ I find that the proposed project MAY have a"potentially significant or"potentially significant unless
mitigated"impact on the environment,but at least one effect 1)has bom adequately analyzed in an
earlier document pursuant to applicable legal standards,and 2)has been addressed by mitigation
' measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is required,but it must analyze only the effects that remain to be addressed
' ❑ I find that although the proposed project could have a significant effect on the environment because all
potentially significant effects(a)have been analyzed adequately in an earlier EIR or NEGATIVE
' DECLARATION pursuant to applicable standards, and(b)have been avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION,including revisions or mitigation measures that are
unposed upon the proposed project,nothing further is required
Signature Date
V
Printed Name For
' CITY/RVPUB/1999/313795 FORM"T'
' Page 2 of 14
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact"answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question- A "No Impact" answer is
adequately supported if the referenced information sources show that the impact simply does not apply to projects
like the one involved(e.g. the project falls outside a fault rupture zone). A"No Impact"answer should be
explained where it is based on project-specific factors as well as general standards(e.g. the project will not
expose sensitive receptors to pollutants,based on a project-specific screening analysis).
2) All answers must take account of the whole action involved,including off-site as well as on-site,cumulative as
well as project-level,indirect as well as direct,and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur,then the checklist answers must
indicate whether the impact is potentially significant, less than significant with mitigation,or less than significant.
"Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is significant. if there
are one or more"Potentially Significant Impact"entries when the determination is made,an EIR is required
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated"applies where the incorporation of
mitigation measures has reduced an effect from"Potentially Significant Impact"to a"Less than Significant
Impact." The lead agency must describe the mitigation measures,and briefly explain how they reduce the effect
to a less than significant level(mitigation measures from Section XVII,"Earlier Analyses,"may be cross-
referenced).
5) Earlier analyses may be used where,pursuant to the tiering,program EK or other CEQA process,an effect has
been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case,a brief
discussion should identify the following:
a) Earlier Analyses Used. Identify and state where they are available for review-
_ b), Impacts Adequately.Addressed.;:Identify which effects from the above checklist were within the scope of and
adequately analyzed in an
earler;document,pursuant,to applicable legal standards,and state whether such
effects were addressed by mitigation measures based on the earlier analysis.
c) Nit gation,Measures. For effects.that are.,Less than Significant with Mitigation Measures Incorporated,"
describe the:mtigation,measures which were incorporated or refined from the earlier document and the extent
to which they address site-specific conditions for the project.
6) Lead'agencies are encouraged to incorporate into the checklist references to information sources for potential
impacts(e.g.-general plans,zoning ordinances). Reference to a previously prepared or outside document should,
where appropriate,include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources. A source list should be attached,and other sources used or individuals
contacted should be cited in the discussion.
8) This is only a suggested form,and lead agencies are free to use different formats;however,lead agencies should
normally address the questions form this checklist that are relevant to a project's environmental effects in
whatever format is selected.
CITY/RVPUB/1999/313785 FORM"T'
Page 3 of 14
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any,used to evaluate each question; and
b) the mitigation measure identified,if any,to reduce the impact to less than significance.
SAMPLE QUESTION
Leas Than
significant
Issues: Pounuaay With L. Thm
Significant Mitigation Significant No Impact
tmpaet Incorporated Impact
1. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑
b) Substantially damage scenic resources,including,but not ❑ ❑ ❑
limited to,tress,rock outcroppings,and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual character or quality ❑ ❑ ❑
of the site and its surroundings?
d)• Create a new source of substantial light or glare which ❑ ❑ ❑
would adversely affect day or nighttime views in the area?
.. r
II. AGRICULTURE RESOURCES. In determining whether
impacts to agricultural resources are significant environmental
effects,lead agencies may refer to the California Agricultural
Land Evaluation and Site Assessment Model(1997)prepared by
the California Dept. of Conservation as an optional model to use
in assessing impacts on agriculture and farmland. Would the
project:
a) Convert Prime Farmland,Unique Farmland,or Farmland of ❑ ❑ ❑
Statewide Importance(Farmland),as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency,to non-
agricultural use?
b) Conflict with existing zoning for agricultural use,or a ❑ ❑ ❑
Williamson Act contract?
CITY/RVPUB/1999/313785 FORM"J"
Page 4 of 14
i=5 Thera
Issues: signifiom
potentially with Les,Then
significant Mitigation Sigttifivmt No Impact
Impact hieotpotaw Impact
c) Involve other changes in the existing environment which, ❑ ❑ ❑
due to their location or nature,could result in conversion of
Farmland,to non-agricultural use?
III. AIR QUALITY. Where available,the significance criteria
established by the applicable air quality management or air
pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable ❑ ❑ ❑
air quality plan?
b) Violate any air quality standard or contribute substantially ❑ ❑ ❑
to an existing or projected air quality violation?
c) .Result in a cumulatively considerable net increase of any ❑ ❑
criteria pollutant for which the project region is
nonattainme►t under an applicable federal or state ambient
air quality standard(including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
;id).'Expose sensitive receptors uisubstartial pollutant ❑ ❑ ❑
concentrations? Af
e) Create objectionable odors affecting a substantial number of ❑ ❑ ❑
peoples
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect,either directly or through ❑ ❑• ❑
habitat modifications,on any species identified as a
candidate,sensitive,or special status species in local or
regional plans,policies,or regulations,or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
CITY/RVPUB/1999/313785 FORM"J"
Page 5 of 14
.4fi Than
Issues: Significant
Potrnfialy With L=%Theo
Sig"cam Mitigatim Significant No Impact
Impact Imo'putated Impact
b) Have a substantial adverse effect on any riparian habitat or ❑ ❑ ❑
other sensitive natural community identified in local or
regional plans,policies,regulations or by the California
Department of Fish and Game or U.S.Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected ❑ ❑ ❑
wetlands as defined by Section 404 of the Clean Water Act
(including,but not limited to,marsh,vernal pool,coastal,
etc.)through direct removal,filling,hydrological
interruption,or other means?
d) Interfere substantially with the movement of any native ❑ ❑ ❑
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting ❑ ❑ ❑
biological resources,such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted Habitat ❑ ; ❑ ❑. A`j
Conservation Plan,Natural Community Con ervation Plan, C
or other approved local,regional,or state habitat
conservation plan?
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance of a ❑ ❑ ❑
historical resource as defined in § 15064.5?
b) Cause a substantial adverse change in the significance of an ❑ ❑ ❑
archaeological resource pursuant to§ 15064.5?
c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑ 0'
resource or site or unique geologic feature?
d) Disturb any human remains,including those interred outside ❑ ❑ ❑
of formal cemeteries?
CITY/RVPUB/1 999/3 1 3 7 8 5 FORM'T'
Page 6 of 14
Lass Than
' Issues: Sisnifwaw
mustily with LAW Thm,
Sipikmt Mltigatioe Sipificmt No Impact
Impact loemponted hnptmt
' VI. GEOLOGY AND SOILS—Would the project:
a) Expose people or struct ues to potential substantial adverse ❑ ❑ ❑
' effects,including the risk of loss,injury or death involving:
' i) Rupture of a known earthquake fault,as delineated on the ❑ ❑ ❑
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
' substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
u) Strong seismic ground shaking? ❑ ❑ ❑
iii, Seismic-related ground failure,including liquefaction? ❑ ❑ ❑
. iv Landslides? ❑ ❑ ❑
b) Result in substantial soil erosion or,the loss of topsoil? ❑ ❑ ❑
' c) Be located on a geologic unit or soil that is unstable,or that ❑ ❑ ❑
mouild become'unstablei as a result of the project,and
potentially result in on-or off-site landslide,lateral
spreading,subsidence,liquefaction or collapse?
' d)• Be located on expansive sok as defined in Table 18-1-B of ❑ ❑ ❑
the Uniform Building Code(1994),creating substantial
risks to life or property?
e) Have.soils incapable of adequately supporting the use of ❑ ❑ ❑ �t
septic tanks or altemative waste water disposal systems
' where sewers are not available for the disposal of waste
water?'
' Vll. HAZARDS AND HAZARDOUS MATERIALS. Would the
project:
' a) Create a significant hazard to the public or the environment ❑ ❑ ❑
through the routine transport,use,"or disposal of hazardous
' materials?
' CITY/RVPUB/1999/313785 FORM"J"
Page 7 of 14
' Len Than
Issues: Significant
Potentially � with Less Than
Significant Mitigation Significant No Impact
' Impact Inwrpontd Impact
b) Create a significant hazard to the public or the environment ❑ ❑ ❑ �r
through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into
the environment?
c) Emit hazardous emissions or handle hazardous or acutely ❑ ❑ ❑ rbl'
hazardous materials,substances,or waste within one-
quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous ❑ ❑ ❑
materials sites compiled pursuant to Government Code
section 65962.5 and,as a result,would it create a significant
hazard to the public or the environment?
e) For a project located within an airport land use plan or, ❑ ❑ O
where such a plan has not been adopted,within two miles of
' a public airport or public use airport,would the project
result in a safety hazard for people residing or working in
the project area?
• ' f) For a project within the vicinity of a private airstrip,would ❑ ❑ ❑
the project result in a safety hazard for people residing or
' working in the project area?
g) Imps implementation of or physically interfere with an ❑ ❑ O
adopted emergency response-plan or emergency evacuation
. .. plan?
h) Expose people or structures to a significant.risk of loss, ❑ ❑ ❑
injury or death involving wildland fires,including where
' wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
' VNI. HYDROLOGY AND WATER QUALITY. Would the
project:
' a) Violate any water quality standards or waste discharge ❑ ❑ ❑
requirements?
' CITY/RVPUB/1 999/3 1 37 8 5 FORM"J"
' Page 8 of 14
' Leas Thaa
Issues: SignifWam
PotmtiaUy With Less Than
Significant Mitigation Significant No Impact
' . Impact Inemponted Impact
b) Substantially deplete groundwater supplies or interfere ❑ ❑ ❑ '
substantially with groundwater recharge such that there
' would be a net deficit in aquifer volume or a lowering of the
local groundwater table level(e.g.,the production rate of
pre-existing nearby wells would drop to a level which would
not support existing land uses or planned uses for which
permits have been granted)?
' c) Substantially alter the existing drainage pattern of the site or ❑ ❑ ❑
area,including through the alteration of the course of a
stream or river,in a manner which would result in
' substantial erosion or siltation on-or off-site?
d) Substantially alter the existing drainage pattern of the site or ❑ ❑ ❑
' area,including through the alteration of the course of a
stream or river,or substantially increase the rate or amount
of surface rumoff in a manner which would result in flooding
on-or off-site?
e) Create or contribute runoff water which would exceed the
' ❑ ❑ ❑ (�
capacity of existing or platted storm water drainage
systems or provide substantial additional sources of
polluted runoff? :.
f) Otherwise substantially degrade water quality? ❑ ❑ ❑
' 9).. Place housing within a 100-year flood hazard area as ❑ ❑ ❑
mapped on a federal Flood Hazard Boundary or Flood
' Insurance Rate Map or other flood hazard delineation map?
h) Place within a 100-year flood hazard area structures which ❑ ❑ ❑
would impede or redirect flood flows?
' i) Expose people or strtmtures to a significant risk of loss, ❑ ❑ ❑
injury or death involving flooding,including flooding as a
result of the failure of a levee or dam?
j) Inundation by seichc,tsunami,or mudflow? ❑ ❑ ❑
CITY/RVPMi 999/3 1 3 7 8 5
Foxivl"r'
Page 9 of 14
Less Than
' Issues: significant
Potentially with Less Than
significant Mitigation Significant No Impact
' Impact locorponted Impact
IX. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community? ❑ ❑ ❑
b) Conflict with any applicable land use plan,policy,or ❑ ❑ ❑
regulation of an agency with jurisdiction over the project
(including,but not limited to the general plan,specific plan,
local coastal program,or zoning ordinance)adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or ❑ ❑ ❑
' natural community conservation plan?
X. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a(mown mineral ❑ ❑ ❑
' resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally-important ❑ ❑ ❑
mineral resource recovery site delineated on a local general
plan,specific plan or other land use plan?
' XI. NOISE. Would the project result in:
' a) Exposure of persons to or generation of noise levels in ❑' ❑ ❑
excess of standards established in the local general plan or
' noise ordinance,or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive ❑ ❑ ❑ �((
' groundbome vibration or groundborne noise levels?
' c) A substantial permanent increase in ambient noise levels in ❑ ❑ ❑ Ip(
the project vicinity above levels existing without the 'C
project?
d) A substantial temporary or periodic increase in ambient ❑ ❑ ❑
noise levels in the project vicinity above levels existing
without the project?
' CITY/RVPUB/1999/313785 FORM"T'
' Page 10 of 14
Len Than
' Issues: significant
Potentially with L. Than
Signifiraat Mitigatim Sigoificam No Impact
Impact Incorporated impact
' e) For a project located within an airport land use plan or, ❑ ❑ ❑
where such a plan has not been adopted,within two miles of
a public airport or public use airport,would the project
expose people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip,would ❑ ❑ ❑
the project expose people residing or working in the project
' area to excessive noise levels?
' XD. POPULATION AND HOUSING. Would the project:
a) Induce substantial population growth in an area,either- ❑ ❑ ❑
' directly(for example,by proposing new homes and
businesses)or indirectly(for example,through extension of
road or other infrastructure)?
b) Displace substantial numbers of existing horning, ❑ ❑ ❑
necessitating the construction of replacement housing
' elsewhere?
c) Displace substantial numbers of people,necessitating the ❑ ❑ ❑
construction of replacement housing elsewhere?
' XIII. PUBLIC SERVICES. Would the project:
a) Result in substantial adverse physical impacts associated
with the provision of new or physically altered
' governmental facilities,need for new or physically altered
governmental facilities,the construction of which could
cause significant environmental impacts,in order to
' maintain acceptable service ratios,response times or other
performance objectives for any of the public services:
' Fire protection? ❑ ❑ ❑ �(
Police protection? ❑ ❑ ❑
' Schools? ❑ ❑ ❑ a,(
CITY/RVPUB/1999/313785
FORM"T'
Page 11 of 14
1 "
' Less Then
Issues: signiFieam
PctcntW)y with Less Than
Significant Mitigation Sigpificant No Impact
Impact hteotpomted Impact
Parks? ❑ ❑ ❑
' Other public facilities? ❑ ❑ ❑ pC
' M. RECREATION. Would the project:
a) Increase the use of existing neighborhood and regional ❑ ❑ ❑
' parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be
accelerated?
' b) Does the project include recreational facilities or require ❑
the construction or expansion of recreational facilities ❑ ❑
which have an adverse physical effect on the
environment?
tXV- TRANSPORTATION/TRAFFIC.Would the project:
a) Cause an increase in traffic which is substantial in relation ❑ 0' ❑
_ to the existing traffic load and capacity of the street
system(i.e.,result in a substantial increase in either the .
number of vehicle trips,the volume to capacity ratio on
' roads,or congestion at intersections)?
_, b) Exceed,either individually or cumulatively,a level of . : ❑ ❑ ❑
' service standard established by the county congestion
management agency for designated roads or highways?
1 . -
c) Result in a change in air traffic patterns,including either ❑ ❑ ❑
an increase in traffic levels or a change in location that
results in substantial safety risks?
' d) Substantially increase hazards due to a design feature ❑ ❑ ❑
(e.g.,sharp curves or dangerous intersections)or
incompatible uses(e.g.,farm equipment)?
' e) Result in inadequate emergency access?
' CITY/RVPUB/1999/313785
FORM"T,
' Page 12 of 14
I.essThan
! Issues: Significant
Potrntially With Less Than
S*&Ic a Mitigation Sipifieant No Impact
! Impact Incorpmaw Impact
f) Result in inadequate parking capacity? ❑ ❑ ❑
! g) Conflict with adopted policies,plans,m prollrams ❑ ❑ ❑
supporting alternative transportation(e.g.,bus turnouts,
bicycle racks)?
! XVI. UTILITIES AND SERVICE SYSTEMS. Would the project:
! a) Exceed wastewater treatment requirements of the ❑ ❑ ❑ I�
applicable Regional Water Quality Control Board?
! b) Require or result in the construction of new water or ❑ ❑ ❑
wastewater treatment facilities or expansion of existing
! facilities,the construction of which could cause
significant environmental effects?
! c) Require or result in the construction of new storm water . ❑ ❑ ❑
drainage facilities or expansion of existing facilities,the
construction of which could cause significant
! environmental effects?
d) Have sufficient water supplies available.to serve the - ❑ ❑ ❑
!. project from existing entitlements and resources,or are 1
new or expanded entitlements needed?
'- 0. Result in a determination by'the wastewater treatment ❑ ❑
provider which serves or may serve the project that it has
! I adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity ❑ ❑ ❑ (
to accommodate the project's solid waste disposal needs?
! g) Comply with federal,state,and local statutes and ❑ ❑ ❑
regulations related to solid waste?
!
! CITY/RVPUB/199913I3785
FORM"T'
' Page 13 of 14
Leas Than
Issues: significant
Potentially With Lacs Than
Significant Mitigation Significant No Impact
Impact Incorporated Impact
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality ❑ ❑ ❑
of the environment,substantially reduce the habitat or a
fish or wildlife species,cause a fish or wildlife population
to drop below self-sustaining levels,threaten to eliminate
a plant or animal community,reduce the number or
restrict the range of a rare or endangered plant or animal
or eliminate important examples of the major periods of
California history or prehistory?
b) Does the project have impacts that are individually ❑ ❑ ❑
limited,but cumulatively considerable? ("Cumulatively
considerable"means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects,the effects of other current
project,and the effects of probable future projects.)
c) Does the project have environmental effects which will ❑ ❑ ❑ CK
cause substantial adverse effects on human beings,either
directly or indirectly?
CITY/RVPUB/1999/313785 FORM"T'
Page 14 of 14
. CIIY 91 P h L M DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346—o6i I
FAX: 760 341-7098
in(oC palm-deserr.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. GPA 01-04
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning
Commission to consider an amendment to the Housing Element for the General Plan and the
Negative Declaration as it relates thereto.
SAID public hearing will be held on Tuesday, January 15, 2002, at 7:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California,
at which time and place all interested persons are invited to attend and be heard. Written
comments concerning all items covered by this public hearing notice shall be accepted up to
the date of the hearing. Information concerning the proposed project and/or negative
declaration is available for review in the Department of Community Development at the above
address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you
challenge the proposed actions in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written correspondence
delivered to the Planning Commission (or city council) at, or prior to, the public hearing.
PUBLISH: Desert Sun PHILIP DRELL, Secretary
December 24, 2001 Palm Desert Planning Commission
Confirmation Report — Memory Send,
Time Dec-19-2001 10:27am
Tel line 7603417098
Name PALM DESERT PUBLIC WORKS DEPT
Job number 186
Date Dec-19 10:15am
To 7784731
Document pages 003
Start time Dec-19 10:15am
End time Dec-19 10:27am
Pages sent 003
Status OK
7.
03,
Job number 186 *** S E N b SUCCES;`tSFUL ***
_ CITY OF PALM DESERT
73-510 Frad Waring Oriva
Palm Oesort, 3 rnla 92260
TalaphonM1ona: 760-60-346-0611 Fax: 760-778-6392
Info palm-dasart.org
FACSIMILE
Oate:
To: 9sFSC.e�r sii�/ JJrFrRi.E
Company: "sNSPEP-
Fax No.: Phones No.:
No. of Pagan 3 (Including covar ahaat)
From: Tony Bagato, 340-0611 x279 "I
Notas:
�i: