HomeMy WebLinkAbout3. Draft HE 9.28.21TN/City of Palm Desert
General Plan/Housing Element
HOUSING ELEMENT
PURPOSE
Providing all residents of Palm Desert with safe and affordable housing is the ultimate goal of this
Element. The Housing Element is designed to guide the City's elected and appointed officials, as
well as City staff and the general public, in locating and constructing housing to accommodate all
segments of the community.
The City continues to strive to provide quality housing for all its residents.
I: 4T$J K 1.T-111W111
The Housing Element works hand in hand with the Land Use Element to balance the land uses
available in the City to accommodate future growth. Land use designations are designed to
accommodate all types of housing, to allow for the development of single family and multi -family
units to meet the needs of the City's residents, now and in the future. The Housing Element
includes a description of existing housing types, condition of existing units, overcrowding,
overpayment, special housing needs, 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 2022-2029 planning period.
California Law
AB 2853, passed in 1980, established Government Code Article 10.6, Section 65580 et. seq. to
define the need for, and content of Housing Elements. At its core, the law requires that the "housing
element shall consist of an identification and analysis of existing and projected housing needs and
a statement of goals, policies, quantified objectives, financial resources, and scheduled programs
for the preservation, improvement, and development of housing" to meet the State's housing goals.
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.
Housing Element
III-1
TN/City of Palm Desert
General Plan/Housing Element
(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:
(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.
The basic components of a Housing Element were established in Section 65583, and required that
each Element include:
• An assessment of housing needs and an inventory of resources and constraints relevant to the
meeting of local needs.
• A statement of the community's goals, quantified objectives, and policies relative to the
maintenance, improvement, and development of housing.
• A program that sets forth a schedule of actions to implement the policies and achieve the goals
and objectives of the Housing Element to provide housing for all economic segments of the
community guided by the following state housing objectives.
• Provision of decent housing for all persons regardless of age, race, sex, marital status, source
of income, or other factors.
• Provision of adequate housing by location, type, price and tenure.
• Development of a balanced residential environment including access to jobs, community
facilities, and services.
Since that time, Housing Element law has been regularly updated, expanded and modified. The
most recent update to Housing Element law occurred in 2017, when a series of bills were passed
into law to address the State's determination that California was experiencing a State-wide housing
crisis. The laws passed in 2017 addressed a wide range of housing -related issues, including
Housing Elements, which are summarized below.
SB 2 established a recordation fee for real estate documentation which would fund planning
grants for affordable housing and affordable housing projects.
Housing Element
Ill-2
TN/City of Palm Desert
General Plan/Housing Element
• SB 3 placed a $4 billion general obligation bond on the November 2018 ballot to fund
affordable housing, farmworker housing, transit -oriented development, infill infrastructure and
home ownership.
• SB 35 mandated a streamlined approval process for infill affordable housing projects in
communities that have not, according to the Department of Housing and Community
Development (HCD) met their affordable housing allocation (RHNA).
• AB 72 allowed HCD to find a housing element out of compliance with State law, and to refer
the non -compliant element to the State Attorney General for action at any time during a
Housing Element planning period.
• AB 73 provided State -funded financial incentives for local jurisdictions which choose to create
a streamlined zoning overlay for certain affordable housing projects.
• SB 166 required that development proposals on local jurisdictions' sites inventory cannot be
reduced in density without findings, and/or the identification of additional sites to result in `no
net loss' of affordable housing units in the sites inventory.
• SB 540 provided State funding for the planning and implementation of workforce housing
opportunity zones for very low, low and moderate income households.
• AB 571 modified the farmworker tax credit program to allow HCD to advance funds to migrant
housing center operators at the beginning of each planting season, and allowed migrant housing
to remain open for up to 275 days annually.
• AB 678 amended the Housing Accountability Act to limit a local jurisdiction's ability to deny
low and moderate income housing projects by increasing the required documentation and
raising the standard of proof required of a local jurisdiction.
• AB 686 (approved in 2018) required a public agency to administer its programs and activities
relating to housing and community development in a manner that affirmatively furthers fair
housing.
• AB 879 amended the annual reporting requirements of local jurisdictions to HCD regarding
proposed projects, including processing times, number of project applications and approvals,
and required approval processes.
• AB 1397 amended the requirements of adequate sites analysis to assure that sites are not only
suitable, but also available, by requiring additional information in site inventories.
• AB 1505 allowed local jurisdictions to adopt local ordinances that require affordable housing
units on- or off -site when approving residential projects.
• AB 1515 established a `reasonable person' standard to consistency of affordable housing
projects and emergency shelters with local policies and standards.
• AB 1521 placed restrictions on the owners of affordable housing projects when terminating or
selling their projects.
Consistency with the General Plan
The Housing Element must be consistent with all other Elements of the General Plan. It is
particularly guided by the development policies contained in the Land Use Element and roadway
policies of the Circulation Element. Housing is also shaped by policies contained in other Elements
that affect the quality of life for City residents through the provision of open space and recreation
areas, acceptable noise levels, and safety. The current (2022-2029) update of the Housing Element
did not require that the City amend its Land Use Element or land use map, as sufficient land has
Housing Element
Ill-3
TN/City of Palm Desert
General Plan/Housing Element
been identified to accommodate all housing types. The City will continue to evaluate any
amendment to the General Plan, including updating of the Housing Element, as required by State
law, to assure that internal consistency is maintained.
Evaluation of Existing Housing Element Policies and Programs
The City's 2014-2021 Housing Element included policies and action items to address housing
needs for the 2014-2021 planning period. Their effectiveness is reviewed below.
Goal 1
A variety of housing types that meet all of the housing 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
New affordable housing projects shall be encouraged in all areas of the City. Special attention will
be made to distributing the units so that large concentrations of affordable housing in any one area
are avoided.
Program LA
The City shall work with affordable housing developers, non-profit agencies and other
stakeholders to implement the following affordable housing projects for extremely low, very low,
low and moderate income households during the planning period. For Carlos Ortega Villas and
Sagecrest Apartments, the Housing Authority shall market these projects to the development
community through direct mail, announcements on the City's web site and Requests for Proposals,
once funding sources have been identified.
31 units at Canterra Phase II
21 units at Palm Desert 103
200 units at Dinah Shore and Portola
• 72 units at Carlos Ortega Villas
• 16 units at Sagecrest Apartments
Responsible Agency: Community Development Department and Housing Authority
Schedule: 2014-2021
Evaluation: The City has made progress in moving projects forward during the 2014-2021
planning period, as follows:
Canterra Phase It Now known as The Sands, was entitled for 388 units, including 78
reserved for very low income households. The project entitlements remain active, but the
project has failed to secure funding. The project is shown as site DD on the City's
inventory, and will be carried forward into the 2022-2029 planning period, in anticipation
of its construction.
Housing Element
❑14
TN/City of Palm Desert
General Plan/Housing Element
• Palm Desert 103: This project would result in 103 apartments, 20% (21 units) of which
would be restricted to moderate income households. This project was inactive during the
planning period but the requirement for affordable units remains. It will be included in
the City's inventoryfor the 2022-2029 planning period.
• Dinah Shore and Portola: The City is currently negotiating an agreement for the
development of at least 200 units on 10 acres. This site will remain on the City's inventory
as site C.
• Carlos Ortega Villas: This site was developed in the 2014-2021 planning period, and
contains 36 units affordable to very low income households, 36 units affordable to low
income households, and one manager's unit. The project was successfully completed and
will be removed from the City's inventory and added to its list of existing affordable
communities.
• Sagecrest Apartments: The Housing Authority will market the project to the development
community during the 2022-2029 planning period Progress on the implementation of this
project is expected in the forthcoming planning period.
This program has been successf d and will be modified to address current projects.
Program 1.13
The City shall pursue the planning and implementation of the following projects for extremely
low, very low, low and moderate income households during the planning period. The City will
utilize public -private partnerships, grants and third parry funding for these projects, and affordable
housing funds if restored by the State Legislature.
• 520 units that will include single family for -sale and multi -family for rent units at Gerald
Ford Drive and Portola
• an additional 52 units at the Vineyards
Responsible Agency: City
Schedule: 2014-2021
Evaluation: This program is still being implemented, as follows:
Gerald Ford and Portola: This project site is currently proposed for 269 apartments
affordable to very low and low income households, and 3 managers' units. Application for
entitlement is pending. The project is proposed on 14.4912t acres of a larger City holding
owned by the Successor Agency (SARDA). The balance of the acreage continues to be
marketed for affordable housing projects. The site will be maintained in the City's
inventory, and is shown as site B.
The Vineyard: This site consists of 260 existing apartments, 52 of which are currently
restricted to moderate income households. An additional 52 may be offered as affordable
to low or moderate income households, but were not during the 2014-2021 planning
period. The agreement between the developer and the City remains effective, and the units
could be subsidized in the future.
This program continues to be implemented, and will be modified and maintained in the 2022-2029
planning period.
Housing Element
III-5
TN/City of Palm Desert
General Plan/Housing Element
Program LC
The City shall encourage and facilitate the development by private parties of the following projects
for extremely low, very low, low and moderate income units:
432 units at Key Largo
194 units at Frank Sinatra and Cook Street
Approximately 302 units at Dinah Shore and 351 Avenue (southeast comer)
The City shall annually contact the owners/developers of these lands and review with them the
incentives and financing options available through State and federal loan and grant programs, and
local non-profit agencies to assure that all potential financial mechanisms are being considered for
the project(s).
Responsible Agency: City
Schedule: 2014-2021
Evaluation: The City continues to work with the landowners associated with these sites as follows:
Key Largo: The land owners are currently preparing a Specific Plan for the site, which
would include apartments. Up to 200 units could be restricted to low and moderate income
households. This project is still active, and will remain on the City's inventory as site A.
Frank Sinatra and Cook Street: This project was inactive during the planning period, and
is not considered viable for the future. It will be removed from the City's inventory.
Dinah Shore and 351 Avenue: This project remains under consideration, and the City
believes that it could move forward. The City will continue to work with the landowner and
encourage the development ofaffordable housing units into the nextplanningperiod.
In addition, the City approved Tentative Tract Map 37506, for land located on the south side of
Gerald Ford Drive, between Portola and Technology Drive in the University Park area. This site
includes a mix of single family homes, townhome and apartment sites, totaling 1,069 units. The
City will continue to work with the developer to encourage the inclusion of affordable housing
units in the project. This program remains active, and will be modified for the 2022-2029 planning
period.
Program LD
The City shall continue to implement the Self Help Housing program when funds are available.
The City will work with agencies such as Habitat for Humanity and Coachella Valley Housing
Coalition to identify funding and the location of these units.
Responsible Agency: City
Schedule: 2016-2018, as funding is identified
Evaluation: During the 2014-2021 planning period, Habitat for Humanity developed 2 homes for
very low income households, which were all completed and are now occupied. In May of 2020,
the City awarded the Coachella Valley Housing Coalition a contract to construct 14 self-help
housing units on Merle, near Cook Street. These homes are expected to be built during the next
planning period. The program will be modified and maintained to assure construction, and the
project will be included in the City's inventory as site PP.
Housing Element
111-6
TN/City of Palm Desert
General Plan/Housing Element
Program 1.E
The City shall maintain its inventory of sites zoned for PR-7 and R-3, and shall encourage the
incorporation of extremely low, very low, low
projects as they are brought forward.
Responsible Agency: Planning Department
Schedule: As project applications are submitted
and moderate income housing units into these
Evaluation: The City continues to encourage the provision of affordable housing in all projects,
and has negotiated the inclusion of units, or the payment of in lieu fees, for several projects. In
addition, in March of 2020, the City adopted the Housing Overlay District, replacing the
previously enacted Medium/High Density Overlay District. The Overlay is applied to properties
owned by the City, the Housing Authority and private property identified on the City's Housin
Element inventory for planningy period 2014-2021. The new overlay provides significant incentives
to developers, should they apply the overlay to their property for the provision of affordable
housing, including development fee waivers, development standard reductions, and parking
reductions. In exchange, a minimum of 20% of the units developed must be restricted to moderate,
low or very low income households. The program has been successful, and will be extended into
the 2022-2029 planning period.
Program U
The City will encourage further land divisions resulting in parcel sizes that facilitate multifamily
development affordable to lower income households in light of state, federal and local financing
programs (i.e. 50-100 units) as development proposals are brought forward. The City will discuss
incentives available for land divisions (e.g., 2-5 acres) encouraging the development of housing
affordable to lower income households with housing developers as proposals are brought forward.
The City will offer incentives for land division encouraging the development of affordable housing
including, but not limited to:
• priority to processing subdivision maps that include affordable housing units,
• expedited review for the subdivision of larger sites into buildable lots where the
development application can be found consistent with the Specific Plan,
• financial assistance (based on availability of federal, state, local foundations, and private
housing funds).
Responsible Agency: Planning Department
Schedule: As projects are proposed
Evaluation: The City has implemented this program in two ways: the completion of the Housing
Overlay District, and the encouragement of subdivision for larger projects, which was
implemented with TTM 37506, and is being implemented at the Key Largo project (please see
evaluation of Program 1.0 above). The TTM subdivided a large holding into multiple parcels,
ranging from 6 to over 20 acres, to accommodate a mix ofhousing types. This program is ongoing
and will be continued in the 2022-2029 planning period.
Housing Element
111-7
TN/City of Palm Desert
General Plan/Housing Element
Policy 2
The City shall encourage the rehabilitation of existing housing units through a variety of programs.
Program 2.A
The City shall fund the Home Improvement Program for single family homes by providing grants
and low interest loans to program participants. The program will be provided to the extent that
funding is available, to up to five households each year.
Responsible Agency: City
Schedule: Annually as funds are available
Evaluation: The City implemented the program and funded four grants and loans. Funding was
limited, and the City was therefore able to only implement the emergency component of this
program. The program will be maintained, to assure that it is available should funding be secured.
Policy3
The City shall preserve existing affordable housing units.
Program 3.A
The Housing Authority shall continue to subsidize affordable housing units it owns now and in the
future using operating revenues.
Responsible Agency: Housing Authority
Schedule: Annually in the Housing Authority Budget
Evaluation: The Housing Authority continues to own and operate 1,114 affordable housing units
in 15 projects. The City intends to continue to operate these projects, and this program shall be
continued in the 2022-2029 planning period.
Program 3.B
The Housing Authority shall maintain the existing resale restrictions and other subsidies on 303
ownership units if permitted to do so by the Department of Finance.
Responsible Agency: Housing Authority
Schedule: Throughout the planning period, if permitted by the Department of Finance
Evaluation: The Housing Authority maintains affordability covenants on a total of 301 owner -
occupied properties, of which 31 properties were resold to a new qualifying household with
affordability covenants. Some of the covenants will expire during the 2022-2029 planning period.
The Housing Authority intends to maintain these covenants, and the program will be continued
and amended to address expirations in the 2022-2029 planning period.
Housing Element
111-8
TN/City of Palm Desert
General Plan/Housing Element
Program IC
The Housing Authority owns approximately 1,000 existing rental housing units and will strive to
maintain its ownership and/or long term affordability of these units by a third party.
Responsible Agency: Housing Authority
Schedule: Annually in the Housing Authority Budget
Evaluation: The Housing authority continues to own and operate 1,114 units, and plans to
maintain ownership. This program has been successfully implemented, and will be continued in
the 2022-2029 planning period.
Program ID
The City shall coordinate between affordable housing developers and social service agencies when
new projects are developed to encourage the integration of services such as child care, job training,
vocational education, and similar programs into new affordable housing projects through direct
contact with both parties. For on -site child care, the Agency shall consider allocation of the City's
Childcare Mitigation Fee to new projects which provide the service.
Responsible Agency: Housing Authority, City Manager's Office, Community Development
Department
Schedule: As projects are proposed
Evaluation: The City continues to operate the Jean Benson Childcare Center located within the
Desert Rose project. In addition, the Hovley Gardens project provides after -school programs for
school -aged children, and adult education, health and wellness, and skill building classes to
residents. New projects proposed for development are encouraged to provide services to residents.
As these projects are forthcoming, the level of programming has not been determined. The City
will continue to encourage such programs in the 1022-2029 planning period.
Policy 4
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, and disabled individuals and
families, and shall consider including units for such households in its projects.
Evaluation: The City assists disabled residents at all its Housing Authority owned properties.
Between 2014 and 2020, there were between 91 and 188 disabled residents in these properties,
varying by year. In 2020 the City had the highest number of disabled residents during the planning
period, providing housing to 188 disabled residents.
The City has approved a project for developmentally disabled persons adjacent to Desert Arc
offices on Country Club Drive. In addition, the Housing Authority committed to leasing the land
and funding a subsidy of up to $250, 000 to assure that 5 units were for persons employed within
the City, and supported CTCAC and other funding efforts. The project, which includes 36 units of
special needs housing and a community center building, remains entitled but has not secured
funding. The City will continue to work with the project, and this program will be maintained in
the 2022-2029 planning period.
Housing Element
Ill-9
TN/City of Palm Desert
General Plan/Housine Element
Program 4.A
The City shall continue to enforce the provisions of the Federal Fair Housing Act. The City shall
continue its referral program to the Fair Housing Council of Riverside County, and shall maintain
information at City Hall and affordable housing complexes.
Responsible Agency: City and Housing Authority
Schedule: Brochures and flyers available at Housing Authority properties, Library, and apartment
managers' offices
Evaluation: The City provides fair housing information at all its properties, and continues to fund
programs operated by the Fair Housing Council of Riverside County. During the 2014-2022
planning period the City used CDBG funds to provide the Council S239,000 to eliminate
discrimination in housing throughout the City in joint efforts across the County.
Program 4.B
The City shall work with the Senior Center and other appropriate agencies in the housing of
disabled residents.
Responsible Agency: Senior Center
Schedule: Annually through staff training program
The Housing Authority maintains 380 of its 1,114 units, or 34%, for senior households. In addition,
the City has preserved 37 non -City owned units' affordability for seniors in assisted living
communities. In 2015, the City entered into an amended agreement with the developers of the
Legend Gardens community, requiring that 10 of its assisted living one -bedroom units be
restricted to low income seniors.
Program 4.0
The City shall meet with non-profit developers and other stakeholders annually to establish and
implement a strategy to continue to provide housing affordable to extremely low-income
households. The City shall also consider applying for State and federal funding specifically
targeted for the development of housing affordable to extremely low-income households, such as
CDBG, HOME, Local Housing Trust Fund program and Proposition 1-C funds to the extent
possible. The City shall continue to consider incentives, such as increased densities, modifications
to development standards, priority processing and fee deferrals as part of the financing package
for projects which include extremely low income units.
Responsible Agency: Housing Authority
Schedule: As projects are proposed
The City and Housing Authority continuously seek opportunities for the development ofaffordable
housing units, including regular contact with the development community. During the planning
period, Habitat for Humanity developed 2 homes for very low income households, which were all
completed and are now occupied. This has included developing a self-help housing program for
14 units with the Coachella Valley Housing Coalition, and marketing City properties to
developers. This effort has led to an agreement with Pacific West Companies for the development
of 269 affordable housing units, the entitlement of 36 units dedicated to special needs housing
adjacent to Desert ARC, and the commitment of loan funds for the substantial rehabilitation of
Hovley Gardens, a 162 unit family project. The City is currently also working with Hovley Gardens
Housing Element
111-10
TN/City of Palm Desert
General Plan/Housing Element
to refinance the property to extend affordability for the project for an additional 55 years. This
will be completed during the upcoming planning period. This program has been successful, and
will be maintained in the 2022-2029 planning period.
Policy 5
The City shall strive to provide shelter for the homeless and persons with disabilities.
Program 5.A
The City shall continue to work with CVAG on a regional solution for homelessness, including
the Multi -Service Center in North Palm Springs, and the beds and services it will provide. (See
discussion on page 28 regarding CVAG's program)
Responsible Agency: City Manager's Office, City Council
Schedule: Annually in the General Fund Budget
Evaluation: The City funded multiple efforts to reduce homelessness. The City participated and
funded $100,000 annually for regional homelessness assistance through CVAG, both for the
Center in North Palm Springs, and continuing with additional services after the Center closed. In
addition, the City funded two full-time positions with the Riverside University Health System to
provide assistance to Palm Desert homeless residents. This program will be modified to reflect
current homeless prevention efforts for the 2022-2029 planning period.
Program 5.B
The City will continue to coordinate with the Inland Regional Center, Desert Arc and other
appropriate agencies and organizations that serve the developmentally and physically disabled
population. The City will continue to encourage developers to reserve a portion of affordable
housing projects for the disabled, including those with developmental disabilities. The City will
support funding applications for such projects, and will consider fee waivers and reductions when
these projects are proposed. Housing Authority properties are one of the vehicles available to
encourage rental to developmentally disabled individuals.
Responsible Agency: Planning Department, City Council
Schedule: As projects are proposed
The City approved a project for developmentally disabled individuals adjacent to Desert Arc
offices on Country Club Drive. In addition, the Housing Authority committed to leasing the land
and funding a subsidy of up to $250, 000 to assure that 5 units were for persons employed within
the City, and supported CTCAC and other funding efforts. The project, which includes 36 units of
special needs housing and a community center building, remains entitled but has not secured
funding.
The City assists disabled residents at all its Housing Authority owned properties. Between 2014
and 1020, there were between 91 and 188 disabled residents in these properties, varying by year.
The 2020 census is the highest of the planning period, providing housing to 188 disabled residents.
Furthermore, the City provided Desert Arc $77,750 in Community Development Block Grant
(CDBG-Cl) funds to sustain operations during the coronavirus pandemic and implement
activities related to a multi phased re -opening plan.
This program has been successful and will continue to be implemented.
Housing Element
111-11
TN/City of Palm Desert
General Plan/Housine Element
Program 5.0
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 award of CDBG funds for
homeless services.
Responsible Agency: City Manager's Office
Schedule: Annually with CDBG funding cycle
Evaluation: During the 2014-2021 planning period, the City used CDBG funds to contribute
toward energy improvements and food supplies at Martha's Village and Kitchen totaling
$312, 752; at the Coachella Valley Rescue Mission, $52, 770 was allocated from CDBG funds for
equipment replacements, food supplies and shelter services; and Catholic Charities was allocated
$5,151 for food and supplies. In total, the City allocated $370,673 toward direct assistance to
homeless individuals. This program was successful and will be continued in the 2022-2029
planning period.
In addition, the City provided Martha's Village an additional $40,000 in CDBG-CV funds to
provide operational costs for a 15-bed expansion for homeless individuals during the coronavirus
pandemic. Likewise, the City provided the Coachella Valley Rescue Mission with an additional
$40, 000 in CDBG-CV funds to sustain operations during the coronavirus pandemic.
Policy 6
The City shall continue to utilize 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 6.A
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 30 households should be
assisted every year.
Responsible Agency: City
Schedule: Annually with annual compliance plan review
Evaluation: The Housing Authority annually houses an average of 40 households under the
Section 8 program at its properties. This program has been successful and shall be carried
forward to the 2022-2029 planning period.
Program 6.13
The City shall continue to work with affordable housing organizations to preserve the affordability
of the Regent Palm Desert, Shadow Hills Estates and Cantera Phase I, which will be at risk of
losing their affordability restrictions during the planning period. The City will coordinate with
private development and management companies to promote the preservation of these units; and
may cooperate through state and federal program funding for third party ownership, and other
means to assure the long term affordability of the project.
Responsible Agency: City
Schedule: Annually as the projects' affordability restrictions are at risk
Housing Element
111-12
TN/City of Palm Desert
General Plan/Housing Element
Evaluation: The City made multiple efforts to preserve the affordability of units at the Regent,
Shadow Hills and Cantera. All of the owners, however, declined to maintain affordability
restrictions, and the units reverted to market rates. This program will be adjusted to reflect units
at risk during the 2022-2029 planning period.
Policy 8
The City Council shall consider, as an additional incentive, the reduction, subsidizing or deferring
of development fees to facilitate the development of affordable housing.
Evaluation: The City implemented this policy through the implementation of State density bonus
law and the adoption of the Housing Overlay District. In addition, both the Sands project and the
Arc Village project were granted fee waivers in exchange for affordability covenants during the
planning period. This program has been successful, and will continue to be implemented, based
on funding availability.
Policy 9
The City shall continue to address the needs of the senior population in development of housing.
Program 9.A
The City shall maintain the Senior Housing Overlay District and the Second Unit Housing
standards in the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: Annually review with state General Plan report
Evaluation: The City adopted the Housing Overlay District in 2020. This District allows for the
waiver of fees and the reduction of development standards for projects committing to affordable
housing units. In addition, the City approved a total of 162 accessory dwelling units during the
planning period. Although these units are not restricted by covenant, they provide for an
affordable housing option on existing single family home lots. The City will continue to implement
both programs in the 2022-2029 planning period.
Program 9.B
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Community Development Department
Schedule: As projects are proposed
Evaluation: The City preserved existing affordability covenants at an assisted living facility, and
increased the availability of affordable units at the Legend Gardens facility to 10. This program
was successful, and will be maintained in the 2022-2029 planning period.
Policy 10
The City shall implement the State's density bonus law.
Evaluation: There were no projects constructed during the planning period with density bonus
units, but the Sands project received 78 very low income household density bonus units and
concessions, and the forthcoming Pacific West Companies project will increase its unit count from
200 to 24-269 or very low, low and moderate income households through density bonus
provisions. The City will continue to implement density bonus law consistent with law in the 2022-
2029 planning period.
Housing Element
III-13
TN/City of Palm Desert
General Plan/Housing Element
Policy 11
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Evaluation: The City continues to consider the placement of housing in proximity to jobs, and to
encourage the housing of Palm Desert employees in projects. This was directly accomplished
through a subsidy agreement at the Arc Village project, which provides for S units for Palm Desert
employed households, and through the University Village Specific Plan, which places higher
density residential lands in close proximity to job centers in the Portola/Gerald Ford/Cook/Fred
Waring area. This policy continues to be a priorityfor the City, and will be carried forward into
the 2022-2029 planning period.
Policy 12
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.
Program 12.A
The City shall maintain an Energy Conservation Ordinance which mandates conservation in new
construction beyond the requirements of the California Building Code.
Responsible Agency: Planning Department
Schedule: Annual review with state General Plan report
Program 12.11
The City shall encourage Green Building techniques, recycling in demolition, and the use of
recycled, repurposed and reused materials in all new affordable housing projects to the greatest
extent possible.
Responsible Agency: Planning Department, Building Department, Public Works Department
Schedule: As projects are proposed
Evaluation: The Housing Authority has implemented energy conservation at multiple projects,
including the Carlos Ortega Villas, which was constructed as a net -zero project, and with
replacements of HVAC and water heating systems with high -efficiency systems at Housing
Authorityprojects. In addition, solar installations were undertaken within the Desert Rose project.
This policy continues to be important to the City, and will be carried forward to the 2022-2029
planning period.
Summary of Impact on Special Needs Populations
In summary, as described in the evaluation above relating to special needs programs, the City's
implementation of its Housing Element during the previous planning period supported the housing
needs of special needs households:
City -owned housing communities continue to house senior residents in 7 projects totaling 366
units.
Housing Element
III-14
TN/City of Palm Desert
General Plan/Housing Element
City -owned housing communities continue to house physically and developmentally disabled
residents, which have ranged from 91 to 188 residents in the last planning period.
The City has actively participated in moving forward on the Arc Village project, which will
result in 32 units for developmentally disabled residents, in addition to the funds expended to
make improvements to Desert Arc educational and vocational facilities.
Housing Element
111-15
of Palm Desert
General Plan/Housing Element
DEMOGRAPHIC INFORMATION
This section provides the demographic background for the residents of Palm Desert. The
information is primarily based on 2010 U. S. Census and 2018 American Community Survey
(ACS) data. Where more current data is available, it has been included in addition to the Census
and ACS information.
Regional Population
The City of Palm Desert is located in the Coachella Valley in eastern Riverside County. Riverside
County grew from 1,545,387 in 2000 to 2,189,641 in 2010. By 2018, the American Community
Survey estimated that the County population had grown to 2,383,286, which represents an 8-year
increase of 8.8%. The California Department of Finance (DOF) estimated that, in January 2020,
Riverside County had a population of 2,442,304, an increase of 11.5% over the 2010 population.
Table III-1
Population Trends — Neiehborine Jurisdictions
Jurisdiction
2010
2018
Change (2010-2018)
Number Percent
Desert Hot Springs
25,938
28,430
2,492
9.6%
Palm Springs
44,552
47,525
2,973
6.7%
Cathedral City
51,200
54,037
2,837
5.5%
Rancho Mirage
17,218
18,075
857
5.0%
Palm Desert
48,445
52,124
3,679
7.6%
Indian Wells
4,958
5,317
359
7.2%
La Quinta
37,467
40,704
3,237
8.6%
Coachella
40,704
44,849
4,145
10.2%
Indio
76,036
91,235
15,199
20.0%
Riverside County
2,189,641
2,383,286
193,645
8.8%
Source: 2010 U.S. Census; American Community
Survey 2014-2018 5-Year Estimates.
City Population
Palm Desert has also experienced a rapid rate of growth. In 1990, the Census reported a population
of 23,252 in the City. From 1990-2000, the City's population grew to 41,155, an increase of 77%
in ten years. By 2010, the Census reported a City population of 48,445, an increase of 17.3% in
ten years. The California Department of Finance estimated that the City's population on January
1, 2020 was 52,986, an average annual increase of under 1%. Between 2010 and 2018, the City's
growth rate (7.6%) ranked in the middle compared to other Coachella Valley cities and was less
than the County's growth rate (8.8%).
Housing Element
III-16
TN/City of Palm Desert
General Plan/Housing Element
Table III-2
Population Trends — Palm Desert
Numerical Percent
Average Annual
Year
Population
Change Change
Growth Rate
2000
41,155
--
2010
48,445
7,290 17.7%
1.8%
2020
52,986
4,541 9.4%
0.9%
Source:
2000 and 2010 U.S.
Census; Table E-1, Population Estimates for Cities, Counties, and
the State, California Department of Finance, January 1, 2020.
The Southern California Association of Governments (SCAG) Regional Transportation
Plan/Sustainable Communities Strategy (RTP/SCS) projects a City population of 64,100 by 2045.
Age
The Coachella Valley historically has attracted older adults and retirees, and Palm Desert is no
exception. The City's median age rose from 48.0 in 2000 to 53.0 in 2010 and decreased slightly to
52.6 in 2018. With the continuing aging of America, it is expected that the median age may keep
rising or stabilize. Table III-3 illustrates age characteristics for Palm Desert population in 2010
and 2018.
From 2010 to 2018, children and youth groups (ages 0-19) decreased by 0.7% to 16.6%, young
and middle -age adults (20 to 54 years) increased by 0.5% to 35.7%, and all age groups over 55
years increased by 0.2% to 47.7%. The data suggest that housing demand is currently highest for
seniors and young and middle -age adults. If the aging trend continues, there may be a growing
demand for senior housing and programs that promote "aging in place'; however, this trend is
likely to occur slowly, and the demand for such products will need to be evaluated over time. The
Palm Desert Housing Authority operates 7 affordable apartment complexes that are restricted to
seniors, the newest of which is the 72-unit Carlos Ortega Villas built in 2015 (see "Affordable
Housing Developments" section). During the 2022-2029 planning period, particular focus will be
on expanding housing opportunities for families and first -tithe buyers.
Housing Element
❑1-17
TN/City of Palm Desert
General Plan/Housing Element
Table III-3
Age Distribution, 2010 and 2018
2010
2018
% of
Age
Number
Total
Number
% of Total
Under 5
2,021
4.2%
2,032
3.9%
5-9
1,960
4.0%
2,044
3.9%
10-14
2,105
4.3%
2,256
4.3%
15-19
2,345
4.8%
2,331
4.5%
20-24
2,436
5.0%
2,727
5.2%
25-34
4,344
9.0%
5,430
10.4%
35-44
4,387
9.1%
4,847
9.3%
45-54
5,872
12.1%
5,605
10.8%
55-59
3,235
6.7%
3,384
6.5%
60-64
3,817
7.9%
3,886
7.5%
65-74
7,640
15.8%
8,976
17.2%
75-84
5,914
12.2%
5,940
11.4%
85+
2,369
4.9%
2,666
5.1%
Total
48,445
100.0%
52,124
100.0%
Median age
53.0
52.6
Source: 2010 U.S. Census Tables P12 and P13; American Community Survey
2014-2018 5-Year Estimates.
Table DP05
Race and Ethnicity
Table III-4 describes the racial and ethnic distribution for Palm Desert in 2010 and 2018.
Residents who categorize themselves as white comprise the largest race/ethnicity; this group
remained constant at 82.5%. The second most prevalent race/ethnicity changed from "some other
race" to Asian. The "some other race" category decreased from 9.1% to 5.0%. The Asian group
increased from 3.4% to 5.1 %, and the percentage of Black/African Americans increased from 1.8%
to 2.5%. The share of American Indians and Alaska Natives, and Native Hawaiians and Other
Pacific Islanders, remained largely constant, comprising approximately 0.6% combined during
both years. The percentage of residents in the "Two or More Races" category increased from 2.5%
to 4.4%. The percentage of Hispanic or Latino residents increased from 22.8% to 25.5%.
Housing Element
III-I8
TN/City of Palm Desert
General Plan/Housing Element
Table IIl-4
Racial and Ethnic
2010 and 2018
2010
% of
2018
% of
Race/Ethnicity Number Total Number Total
One Race:
White
Black or African American
American Indian & Alaska Native
Asian
Native Hawaiian/Other Pac. Islander
Some Other Race
39,957
82.5%
42,993
82.5%
875
1.8%
1,323
2.5%
249
0.5%
196
0.4%
1,647
3.4%
2,651
5.1%
55
0.1%
91
0.2%
4,427
9.1%
2,593
5.0%
Two or More Races 1,235 2.5% 2,277 4.4%
Total 48,445 100% 52,124 100%
Hispanic or Latino (of any race) 11,038 22.8% 13,299 25.5%
Source: 2010 U.S. Census, Table P3; American Community Survey 2014-2018 5-Year Estimates,
Table DP05
Households
The City had a total of 23,117 households in 2010. The average household size was 2.09 persons
per household based on the 2010 Census. Between 2010 and 2018, the number of households
increased 4.3% to 24,114, and the average household size in 2018 was 2.15 persons according to
the ACS. In 2018, 44.9% of households consisted of married couple families, followed by non -
family households (43.3%), female householder families (7.6%), and male householder families
(4.3%).
Table HI-5
Household Growth Trends
Year Number of Numerical Percent
Households Change Change
2010 23,117 --- ---
2018 24,114
997
4.3%
Source: 2010 U.S. Census, Table P28; American Community Survey 2014-2018 5-
Year Estimates, Table DP02
Table III-6
Household Types
Household Type
No. of HH
% of Total
Family households:
13,679
56.7%
Married couple family
10,821
44.9%
Male householder, no wife present
1,030
4.3%
Female householder, no husband present
1,828
7.6%
Non -family households
10,435
43.3%
Total Households
24,114
100%
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP02
Housing Element
111-19
TN/City of Palm Desert
General Plan/Housing Element
Income
Income can vary significantly by region, industry, and type of job. Table III-7 describes average
income per worker by industry in the Coachella Valley. As shown, the highest -paying sectors are
Finance/Insurance/Real Estate, Government, and Information, with incomes averaging around
$50,000 to $60,000. The lowest -paying sectors include Retail Trade, Other Services, and Leisure
and Hospitality, with incomes averaging around $31,000.
Table III-7
Average Income by Industry, Coachella Valley
Average Income
Industry per Worker, 2017
Agriculture
$29,571
Construction
$45,488
Manufacturing
$46,340
Retail Trade
$32,281
Information
$50,493
Finance, Insurance, Real Estate
$59,726
Professional and Business Services
$43,736
Education and Health Services
$48,322
Leisure and Hospitality
$31,513
Government
$58,711
Other Services $31,836
Logistics $45,114
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley
Economic Partnership, Figure 29
Median household income in the City in 2000 was $48,316; it rose to $50,267 by 2010. In 2018,
median household income had risen to $57,578, less than the County median income, which stood
at $66,964. The following table identifies the number of Palm Desert households in each income
range.
Housing Element
III-20
TN/City of Palm Desert
General Plan/Housing Element
Table III-8
City Household Income Distribution, 2018
Income
No. of HH
% of Total
Less than $10,000
1,787
7.4%
$10,000-$14,999
1,187
4.9%
$15,000-$24,999
2,252
9.3%
$25,000-$34,999
2,477
10.3%
$35,000-$49,999
3,004
12.5%
$50,000-$74,999
4,341
18.0%
$75,000-$99,999
2,547
10.6%
$100,000-$149,999
2,809
11.6%
$150,000-$199,999
1,721
7.1 %
$200,000 +
1,989
8.2%
Total
24,005
100%*
Source: American Community Survey 2014-2018 5-Year
Estimates, Table 131303.
*Differences due to rounding.
The ACS estimated that 9.3% of all families in Palm Desert were living below the poverty level
in 2018.
Employment and Major Employers
Like much of the Coachella Valley, a substantial portion of the City's economy is rooted in the
regional tourism and service industries. The following table describes employment distribution in
Palm Desert in 2018. The ACS data show that, of a total civilian workforce of 21,933 residents
over 16 years, the largest employment sectors were "arts, entertainment, recreation,
accommodation & food services" (20.1%) and "educational services, health care & social
assistance" (18.8%).
Housing Element
III-21
TN/City of Palm Desert
General Plan/Housing Element
Table III-9
City Employment by Industry, 2018
No. of
Industry
Employees
% of Total
Agriculture/Forestry/Fishing/Hunting/Mining
147
0.7%
Construction
1,473
6.7%
Manufacturing
789
3.6%
Wholesale Trade
492
2.2%
Retail Trade
3,066
14.0%
Transportation, warehousing & utilities
585
2.7%
Information
438
2.0%
Finance, insurance, real estate, rental & leasing
1,616
7.4%
Professional, scientific, management, admin. & waste
2,702
12.3%
management
Educational services, health care & social assistance
4,133
18.8%
Arts, entertainment, recreation, accommodation & food
4,404
20.1%
services
Other services (except public administration)
1,482
6.8%
Public Administration
606
2.8%
Total Employment by Industry (Civilian 16 years and over)
21,933
100%
Source: American Community Survey 2014-2018 5-Year Estimates, Table S2405
As shown in Table III-10, more than one-third (36.1 %) of the City's civilian employed labor force
is in "management, business, science, and arts" occupations, followed by "sales and office"
occupations (27.6%) and "service" occupations (24.6%).
Table III-10
City Employment by Occupation, 2018
No. of
Occupation Employees % of Total
Management, business, science, and arts occupations 7,926 36.1%
Service occupations 5,404 24.6%
Sales and office occupations 6,048 27.6%
Natural resources, construction, and maintenance occupations 1,316 6.0%
Production, transportation, and material moving occupations 1,239 5.6%
Total civilian employed population 16 years and over 21,933 100%*
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP03
*Differences due to rounding.
As shown in Table III-11, the City's principal employers include security services providers, golf
clubs and resorts, and big chain retailers. Typical jobs at these facilities include store clerks and
managers, salesmen, security guards, and hospitality and food service providers.
Housing Element
III-22
TN/City of Palm Desert
General Plan/Housing Element
Table III-11
Principal Employers in Palm Desert, 2019
No. of % of Total City
Employer Employees Employment
JW Marriot-Desert Springs Resort & DS Villas 2,304 9.8%
Universal Protection Services 1,500 6.4%
Securitas-Security Service USA
700
3.0%
Organization of Legal Pro's
501
2.1 %
Sunshine Landscape
500
2.1%
Costco Wholesale
250
1.1%
Bighorn Golf Club
250
1.1 %
Whole Foods Market
150
0.6%
Target
145
0.6%
Tommy Bahama
125
0.5%
Total 6,425 27%*
Source: 2019 Comprehensive Annual Financial Report, City of Palm Desert.
*Differences due to rounding.
The Great Recession, with onset in late 2007, saw high unemployment and job losses in the
Coachella Valley. At the trough, about every seventh person lost their job.' Regional employment
started to increase in 2011, but annual growth was still slower than pre -Recession levels until 2017,
suggesting more severe impacts than western Riverside County, the state, and the nation. The
construction sector was hit hardest regionally, with approximately 70% of jobs lost and only 14%
recovered by December 20171 The Retail Trade and Wholesale Trade sector lost around 6,700
jobs but has generally returned to pre -Recession levels. Two sectors have fully recovered and even
added jobs: Education and Health Services and, to a lesser extent, Leisure and Hospitality.
Between 2010 and 2019, annual unemployment rates in Palm Desert declined from a high of 10.1 %
in 2010 to a low of 4.2% in 2019' However, analysis of employment data from 2005 to 2017
shows that, as of December 2017, Palm Desert had not recovered the job losses it incurred during
the Great Recession. The City lost about 20% of jobs, relative to peak employment, and had
recovered only about 1.8%.4 This scenario is similar for seven other Coachella Valley cities; only
Palm Springs and Rancho Mirage had recovered and exceeded their previous peaks.
Table III-12 describes the employment locations of Palm Desert residents. As shown, 39.6% of
City residents work in the City, which shows a relatively large portion of residents are employed
within City limits. The remaining work locations are spread out in other Valley cities, the top two
being Rancho Mirage (16.4%) and Palm Springs (12.6%). An estimated 11,824 residents of other
cities work in Palm Desert, which is the highest number of employment inflows of all cities in the
Coachella Valley. The City's retail and service sectors, in particular, attract and can support
younger workers in entry level positions.
' 2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership, Figure 24.
z Ibid, Figures 25 and 26.
3 California Employment Development Department annual average unemployment rates (labor force), not
seasonally adjusted, not preliminary.
2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership, Figure 28.
Housing Element
111-23
TN/City of Palm Desert
General Plan/Housing Element
Table III-12
Commuting Patterns
No. of
Where Palm Desert
Palm Desert
Residents Work
Residents
% of Total
Indio
737
7.8%
Cathedral City
436
4.6%
Palm Desert
3,749
39.6%
Palm Springs
1,193
12.6%
Coachella
238
2.5%
La Quinta
892
9.4%
Desert Hot Springs
93
1.0%
Rancho Mirage
1,555
16.4%
Indian Wells
572
6.0%
Total:
9,465
100.0%
Inflow of Workers from Other Cities
to Palm Desert:
11,824
—
Source: 2019 Greater Palm Springs Economic
Report, Coachella Valley Economic
Partnership, Table 6. Based on 2015 data.
EXISTING HOUSING STOCK
Housing Units
The City's housing stock includes an estimated 39,800 dwelling units, the majority of which
(39.6%) are single-family detached units. Other housing types include single-family attached units
(18.80/o), multi -family complexes with 24 units (14.2%) and 5 or more units (19.5%), mobile
homes (7.8%), and boat/RV/van/etc. (0.1%).
The total number of units increased by 2,932 (8.0%) between 2010 and 2018. Specifically, the
number of single-family detached units increased by 1,183, single-family attached units decreased
by 3,274, multi -family 2-4 units increased by 2,722 and 5+ units increased by 2,847, mobile homes
decreased by 547, and boat/RV/van/etc. increased by one (1).
Units in Structure
Table III-13
City Housing Characteristics
2010 2018
No. of Units % of Total No. of Units % of Total
Single Family, detached
14,584
39.6%
15,767
39.6%
Single Family, attached
10,761
29.2%
7,487
18.8%
24 Units, Multi -family
2,927
7.9%
5,649
14.2%
5+ Units, Multi -family
4,912
13.3%
7,759
19.5%
Mobile homes
3,650
9.9%
3,103
7.8%
Boat, RV, van, etc. 34 0.1% 35 0.1%
Total 36,868 100.0% 39,800 100%
Source: 2010 U.S. Census and American Community Survey 2014-2018 5-Year Estimates, Table DP04
Housing Element
II1-24
TN/City of Palm Desert
General Plan/Housing Element
Residential Building Permit Activity
The following table describes residential building permit activity during the 2014-2021 planning
period. Permits were issued for a total of 1,447 units. Single-family units accounted for 43% of all
permits and had an average value of $513,498 per unit. Multi -family 2-4 units accounted for 13%
and had an average value of $279,940 per unit. Multi -family 5+ units accounted for 44% and had
an average value of $208,200 per unit.
Table III-14
Residential Building Permits, 2014-2020
Multi -Family
Multi -Family
Single -Family
2-4 Units
5+ Units
No. of
Average
No. of
Average
No. of
Average
Year
Units
Value/Unit
Units
Value/Unit
Units
Value/Unit
2014
200
$443,069
11
$197,473
961
$95,429
2015
95
$471,452
14
$233,533
27
$277,778
2016
75
$596,227
14
$213,890
2072
$159,783
2017
72
$476,216
52
$207,230
10
$320,000
2018
57
$443,851
66
$219,697
0
---
2019
74
$542,709
24
$137,755
304
$188,011
2020
47
$620,963
2
$750,000
0
---
Total:
620
$513,498
183
$279,940
644
$208,200
Includes 72 units at Carlos Ortega Villas
Z Includes 175 assisted living units
In addition to the permits listed above, 162 permits were issued for Accessory Dwelling Units
(ADUs) between 2014 and 2020 (see "General Plan and Zoning Ordinance Constraints" for more
information about ADUs).
Age and Condition of Housing Stock
tock
The age of the City's housing stock can be a key indicator of potential rehabilitation, repair, or
demolition needs. The ACS estimated a total of 39,800 housing units in Palm Desert in 2018. Of
these, 25,312 (63.6%) were built before 1990 and are, therefore, more than 30 years old, while
6,348 (15.9%) were less than 20 years old. Depending on construction quality and maintenance
history, older homes may have issues including inadequate or unsafe mechanical systems and
appliances, foundation or roof problems, inefficient windows, the presence of asbestos or lead, and
lack of fire and earthquake safety features. However, older homes in the City are sought after,
particularly those built during the mid-century period, and are more likely to be conserved than
demolished. In addition, programs provided by multiple organizations, including CVAG's Green
for Life program, have allowed low -interest improvement loans for solar, insulation, lighting
upgrades and other improvements that improve a home's energy efficiency, thereby extending its
useful life.
Housing Element
I11-25
TN/City of Palm Desert
General Plan/Housing Element
During the previous planning period, the City referred an average of 7 residents per year to the
SCE's approved HVAC vendor for replacements of these systems for very low and low income
households. HVAC units are critical to residents' safe during Palm Desert's hot summers In
addition, the case records of the Code Compliance division were reviewed for the 2014-2021
planning period. During that time the City had no cases opened regarding major rehabilitation
needs, and no citations issued for health and safety violations.
The Home Improvement Program (HIP) assists very low, low and moderate income households
with home repairs, including emergency repairs, depending on funding availability. The City will
establish a program for the 2022-2029 planning period to explore the possibility of establishing a
rehabilitation program and funding options (see Program 2.A1.
Table IH-15
Age of Housing Units
No. of
% of
Year Built Units
Total
2014 or later 457
1.1%
2010-2013
755
1.9%
2000-2009
5,136
12.9%
1990-1999
8,140
20.5%
1980-1989
12,658
31.8%
1970-1979
8,121
20.4%
1960-1969
3,114
7.8%
1950-1959
1,137
2.9%
1940-1949
157
0.4%
1939 or earlier
125
0.3%
Total
39,800
100%
Source: American Community Survey 2014-2018
5-Year Estimates, Table DP04
Another measure of potentially substandard housing is the number of housing units lacking
adequate kitchen and plumbing facilities. In Palm Desert, there are 198 units (0.8% of all units)
lacking complete kitchens and 67 units (0.3% of all units) lacking plumbing facilities. More rental
units have deficiencies than homeowner units. These homes could potentially benefit from repair
and rehabilitation programs, such as the HIP program described above. As shown in Table 111-46,
Ouantified Objectives, the City will use the HIP program to correct these deficiencies for the 67
units affected (see Program 2.A
Housing Element
III-26
TN/City of Palm Desert
General Plan/Housing Element
Table I11-16
Housing Units Lacking Facilities
Lacking complete
Lacking plumbing
kitchen facilities
facilities
No. of % of
No. of % of
Total Units
Tenure
Units Total
Units Total
in City
Owner -Occupied
18 0.1%
10 0.1%
14,842
Units
Renter -Occupied
180 1.9%
57 0.6%
9,272
Units
Total
198 0.8%
67 0.3%
24,114
Source: 2014-2018 American Community Survey 5-Year Estimates, Tables B25053 and B25049
To further evaluate housing conditions in Palm Desert, the Code Compliance Division queried its
records for residential property code violations, such as structural deficiencies, general
deterioration, dilapidation, and faulty plumbing or electrical systems. As of February 2021, there
were only 5 active cases of dwelling units with building code violations, all of which were
associated with unpermitted construction activity. None of the cases cited structural deficiencies
in need of replacement or rehabilitation.
The Palm Desert Housing Authority offers a Housing Improvement Program (HIP) to assist
homeowners and apartment complex owners with emergency home maintenance and repair costs
(see Existing Affordable Housing Programs, below).
Vacancy Status and Housing Tenure
The vacancy rate is a measure of the general availability of housing. It also indicates how well the
types of units available meet the current housing market demand. A low vacancy rate suggests that
fewer housing units are available for those needing housing and can result in corresponding higher
housing demand and housing values/costs; a high vacancy rate may indicate either excess housing
supply or decreased property values.
The 2018 ACS showed a total of 15,686 of the City's total 39,800 housing units to be vacant, for
an overall vacancy rate of 39.4%. Correcting for seasonal, recreational or occasional use units,
which are considered vacant by the ACS but are not available or used for permanent occupancy,
the vacancy rate decreased to 8.1 % in 2018.
Of the 24,114 (60.6%) occupied housing units in the City, about 37.3% are owner -occupied, and
23.3% are renter -occupied. The homeowner vacancy rate is 6.0%, and the rental vacancy rate is
10.7%, which may indicate some excess supply in the rental market.
Housing Element
111-27
TN/City of Palm Desert
General Plan/Housing Element
Table III-17
Vacancy Status — 2018
% of All
Unit Type
No. of Units
Units
Occupied Units:
Owner -occupied
14,842
37.3%
Renter -occupied
9,272
23.3%
Total Occupied Units: 24,114
60.6%
Vacant Units:
For rent
Rented, not occupied
For sale only
Sold, not occupied
For seasonal, recreational, or occasional Use
For migrant workers
Other vacant
1,123
2.8%
85
0.2%
959
2.4%
143
0.4%
12,443
31.3%
0
0.0%
933
2.3%
Total Vacant Units: 15,686 39.4%
Total Units 39,800 100%
Vacancy Rate:
Homeowner vacancy rate - 6.0%
Rental vacancy rate 10.7%
Source: American Community Survey 2014-2018 5-Year Estimates, Tables DP04 and
B25004
Overcrowding
The California Department of Housing and Community Development (HCD) establishes a
standard of 1.01 persons per room as the criteria for defining "overcrowded" housing conditions.
Overcrowding can indicate an imbalance between housing affordability and income and typically
affects renters more than homeowners. Table III-18 shows that a total of 959 housing units in
Palm Desert were overcrowded in 2018, representing 4.0% of the total occupied housing units in
the City. Of all overcrowded units, 77.3% were renter -occupied units and 22.7% were owner -
occupied units.
Severely overcrowded units have more than 1.5 persons per room and are a subset of overcrowded
units. They account for 1.7% of all occupied housing units in the City. About 43.5% of all
overcrowded units in the City are severely overcrowded.
Housing Element
III-28
TN/City of Palm Desert
General Plan/Housing Element
Table III-18
Overcrowding, 2018
Persons/Room
Owner-
Renter-
Total
% of
Occupied
Occupied
Total
Units
Units
1.00 or less
14,624
8,531
23,155
96.0%
1.01 to 1.50
127
415
542
2.2%
1.51 to 2.00
48
186
234
1.0%
2.01 or more
43
140
183
0.8%
Total Overcrowded
218
741
959
4.0%
% Overcrowded by Tenure
22.7%
77.3%
-
-
Total Severely Overcrowded
91
326
417
1.7%*
% Severely Overcrowded by
21.8%
78.2%
-
-
Tenure
Source: American Community Survey 2014-2018
5-Year Estimates, Table B25014
*Difference due to rounding.
As shown, the number of overcrowded units in Palm Desert is relatively low. Units with 3 or more
bedrooms help accommodate larger households. Affordable housing developments with 3 or 4
bedrooms include ownership units at Desert Rose, Habitat for Humanity and CVHC units and
Falcon Crest; and rental units at Hovley Gardens and the Enclave. Other affordable housing
options that can alleviate overcrowding are ADUs, JADUs, and guest houses, all of which are
permitted by the Zoning Code. The City has seen a steady number of ADUs in the last planning
period (see Table III-14, Residential Building Permits), and a program to track their progress in
included to determine whether they will become an effective means of accommodating lower
income household need. No ADU sites are included in the City's Land Inventory for purposes of
meeting the RHNA allocation for the 2022-2029 planning period.
Housing Values
The following table compares median housing values in Coachella Valley cities from 2013 to
2018. Palm Desert's median housing value was $308,000 in 2013, which was lower than Rancho
Mirage, Indian Wells, and La Quinta, but higher than the other cities. Its median value increased
nearly 9% over the 5-year period, which was the lowest percent increase in the region (other than
the decrease of Rancho Mirage median value). Its median housing value currently ranks in the
middle of Coachella Valley cities.
Housing Element
111-29
TN/City of Palm Desert
General Plan/Housing Element
Table III-19
Regional Median Housing Value Trends, 2013 - 2018
Jurisdiction
Median Value,
owner -occupied units
2013 2018
% Change
2013-2018
Desert Hot Springs
$121,600
$174,900
43.8%
Palm Springs
$267,800
$367,900
37.4%
Cathedral City
$179,500
$259,900
44.8%
Rancho Mirage
$518,000
$499,900
-3.5%
Palm Desert
$308,000
$335,400
9.0%
Indian Wells
$604,600
$706,800
16.9%
La Quinta
$348,400
$386,200
10.8%
Indio
$192,600
$267,900
39.1%
Coachella
$137,600
$207,300
50.7%
Source: American Community Survey 2009-2013 and 2014-2018 5-Year Estimates,
Table B25077
The number of owner -occupied housing units, by value range, are listed in Table III-20. Most
units (35.3%) are within the $300,000 to $499,999 range.
Table III-20
Values, Specified Owner -Occupied
Housing Units, 2018
Value
Number
Less than $50,000
704
$50,000 to 99,999
444
$100,000 to 149,999
509
$150,000 to 199,999
994
$200,000 to 299,999
3,687
$300,000 to 499,999
5,241
$500,000 to 999,999
2,651
$1,000,000 or more
612
Source: American Community Survey 2014-2018 5-
Year Estimates, Table DP04
The median housing unit value in 2018 was estimated at $335,400. For renters, the median contract
rent in 2018 was $1,260. Current housing values and rental rates are further discussed below in the
section titled "Economic Constraints."
Housing Element
III-30
TN/City of Palm Desert
General Plan/Housing Element
EXISTING AFFORDABLE HOUSING PROGRAMS
There are a number of local, regional, state, and federal programs available in Palm Desert which
provide a variety of housing services to the City's residents. This section of the Housing Element
provides a summary of programs available by a number of agencies.
City Programs
The Palm Desert Housing Division oversees the City's affordable housing programs and the Palm
Desert Housing Authority (PDHA). The PDHA owns affordable housing communities and
provides rental and ownership assistance to City residents.
Owners' Assistance Program
Owners of single-family homes, condominiums, mobile homes or apartments who rent to very
low, low, and moderate income tenants to the extent funding is available, may receive direct rental
payment assistance from the City. The owner must, in exchange for the assistance, enter into a
recorded agreement with the City assuring affordability of the rental units for 55 years.
Acquisition. Rehabilitation and Resale
This program allows the City to purchase existing market rate single family units, rehabilitate and
refurbish them, and re -sell them to lower income households with affordability covenants.
Funding in past cycles has been through the former RDA that made 2 units available in 2000 and
2001, as well as the City's Neighborhood Stabilization Program, where two units were acquired
and rehabilitated in 2013. Since that time, lack of funding has prevented additional rehabilitation.
The City will continue to explore funding options.
Mortgage Credit Certificate Program
The City has committed to participating in the Mortgage Credit Certificate Program, which is
operated by Riverside County Economic Development Agency. The MCC Program allows
qualified home buyers to reduce the amount of their federal income tax liability by an amount
equal to a portion of the interest paid during the year on a home mortgage. The MCC is in effect
for the life of the loan as long as the home remains the borrower's principal residence. No
certificate were issued for homes purchased during the 2014-2021 planning cycle. Source funds
for this program come from the CDLAC agency, which established standards for this program and
other provisions.
Homebuyers Assistance Program
The City and Palm Desert Housing Authority have provided 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 single-family home. There are currently 301 homes in this
program. In exchange for the assistance, the home owner is required to enter into a recorded
agreement with the City assuring affordability of the home for up to 45 years.
Housing Element
Ill-31
TN/City of Palm Desert
General Plan/Housing Element
Self -Help Housing
The City assists very low, low and moderate income households in constructing and purchasing
their own homes on existing lots within the City. In May 2020, the City awarded a DDA for 14
vacant lots to the Coachella Valley Housing Coalition for future development of single-family
self-help homes along Merle Drive. It is expected that these self-help units will be for three very
low income and eleven low income households, and that they will be built during the 2022-2029
planning cycle.
Home Improvement Program
The City assists very low, low and moderate income households with home repairs by providing
grants and low interest loans to program participants from Community Development Block Grant
(CBDG) funds. The program has eight (8) components, but only the Emergency Grant Component
is currently funded.
• The Emergency Grant Component allows up to $7,500 for very low and $5,000 for low
income households for emergency health and safety repairs to their homes, such as roof
repairs, water heater replacement, ADA improvements, etc.). Four (4) households received
Emergency grants during the 2014-2021 planning period.
• The Rehabilitation Grant Component will grant up to $20,000 for home improvements to
very low income households.
• The Matching Fund Grant Component will match up to $5,000 in home improvements with
a homeowner who contributes the same amount or more to the improvements. This grant
is available to very low and low income households.
• The Rehabilitation Loan Component allows up to $35,000 for active loans and $45,000 for
a deferred loan for home improvements to low and moderate income households,
respectively.
• The Drought Tolerant Landscape Retrofit Loan Component allows up to $7,500 in
improvements that intend to reduce the consumption of a natural resource for very low,
low and moderate income households.
• The Make a Difference Volunteer Assistance Component organizes community
involvement through volunteers for very low, low and moderate income households.
• The Acquisition, Rehabilitation, Resale Component allows the City to acquire properties
available on the market for the purpose of rehabilitation and resale to a qualified household.
• The Lead and Asbestos Abatement Component will grant $7,500 to remove lead and
asbestos from the homes of very low and low income households.
ME
PM
Housing Element
III-32
TN/City of Palm Desert
General Plan/Housing Element
County, State, 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:
Housin2Choice Voucher (Section 8) Assistance
The Riverside County Housing Authority administers the Housing Choice Voucher (HUD Section
8) rental assistance program to lower income renters within the City. During the 2014-2021
planning period, an average of 41 households per year that lived in Palm Desert Housing Authority
properties received Section 8 housing assistance.
Fair Housine Council of Riverside County
The City works with the Fair Housing Council of Riverside County (FHCRC) to provide anti-
discrimination services, landlord -tenant mediation, fair housing training and technical assistance,
enforcement of housing rights, administrative hearings, home buyer workshops, lead -based paint
programs, and other housing related services for City residents.
Housing Element
111-34
TN/City of Palm Desert
General Plan/Housing Element
CaIHFA First Mortgage Loan Programs
The California Housing Finance Agency (CalHFA) offers a variety of loan programs for low and
moderate income first-time homebuyers who secure a Ca1HFA 30-year fixed mortgage.
CaIFHA DompUment Assistance Program
Moderate income households may receive a deferred loan of up to the lesser of 3.5% of the
purchase price or appraised value of a home, to be applied to the down payment and/or the closing
costs for the residence, with a cap of $10,000.
HomeChoice Program
This State program provides disabled low and moderate income households with a low -interest
30-year mortgage for a first-time homebuyer.
California Low -Income Housing Tax Credit Program
This competitive State program provides tax credits to private sector developers who provide
affordable rental units within their projects. The units can consist of all or part of a project and
must meet certain specified criteria. Units must be restricted for a period of at least 55 years.
ASSESSMENT OF FAIR HOUSING
AB 686 requires that all housing elements due on or after January I, 2021, must contain an
Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by
the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.
Under state law. AFFH means "taking meaningful actions, in addition to combatting
discrimination, that overcome patterns of segregation and foster inclusive communities free from
barriers that restrict access to opportunity based on protected characteristics."
The City has completed the following;
• Include a Proeranm that Affirmatively Furthers Fair Housing and Promotes Housing
Opportunities throughout the Community for Protected Classes (_applies to housing
elements be ig nnin January anuary 1, 2019).
• _Conduct an Assessment of Fair Housing, which includes a summary of fair housingissues,
sues
an analysis of available federal, state, and local data and local knowledge to identify fair
housing issues, and an assessment of the contributing factors for the fair housin issues.
sues.
• Prepare the Housing Element Land Inventory and Identification of Sites through the lens
of Affirmatively Furthering Fair Housing,
To comply with AB 686, the City has completed the following outreach and analysis.
Housing Element
III-35
TN/City of Palm Desert
General Plan/Housing Element
Outreach
As discussed in the Public Participation section of this Housing Element the City held three
community workshops during the Housing Element Update process (see Appendix A for outreach
materials). The City made concerted efforts to reach all segments of the emulation for input into
the Housing Element update. The first workshop was held with the Palm Desert Housing Authority
Housing Commission on January 6, 2021. The Commissioners indicated that senior units were
needed at affordable rents, and that the upcoming planning period seemed to be well planned for
given the projects that were moving forward.
On January 21, 2021. a second workshop was held after inviting a mix of affordable housing
developers, public agencies, interested parties and individuals via email. The City also sent formal
invitations to 21 organizations, including Habitat for Humanity, Community Housing
Opportunities Corp.. Lift to Rise, and the Coachella Valley Housing Coalition, and advertised on
the Citv's website and in the Desert Sun newspaper. The City provided accommodation for persons
requiringhearing earing or visual assistance for the virtual workshop, although none was requested from
participants Seventeen (17) people attended and actively contributed with opinions and
sugpestions. Participants expressed strong support for the City's density increase to 40 units per
acre. Affordable housing developers, including CVHC and CHOC, indicated a strong desire to
work with the City on projects, and clearly expressed their concerns regarding the funding of
projects, which require too many funding sources in recent years. The City concurs with
developers' concerns about funding sources, and has included programs for projects in this
Element where the City will leverage its land to help with private developers' funding applications.
However, the Legislature's removal of housing set aside for affordable housing limits the City s
participation in projects during the planning period, and the City has shifted its focus in programs
to work with private parties to construct the required units.
The City also held two Citv Council study sessions on March 25 and September 9.2021. The City
Council listened to a staff -led presentation, and asked questions about various projects and sites
on the City's inventory. The focus of development in the University Park area for student and
faculty housing for the future expansion of the universities in this area was considered a top
priority.
Assessment of Fair Housing
California Govemment Code Section 65583 00)(A)GO requires the City of Palm Desert to analyze
areas of segregation, racially or ethnically concentrated areas of poverty,parities in access to
opportunity, and disproportionate housing needs. including displacement risk. The 2021 California
Department of Housing and Community Development (HCD) and the California Tax Credit
Allocation Committee (TCAC) Opportunity Areas are rated by a composite score of resource
levels in the following aspects: access to effective educational opportunities for both children and
adults, low concentration of poverty, low levels of environmental pollutants, and high levels of
employment and close proximity to jobs. among others. High and highest resource areas are those
with high index scores for a variety of educational, environmental, and economic indicators. These
indicators include access to effective educational opportunities for both children and adults, low
levels of environmental pollutants, high levels of employment and close proximity to jobs, and
low concentration of poverty, among, others.
Housing Element
111-36
According to Figure 1.
TCAC Opportunity Areas.
the majority of the City is
considered 'Highest
Resource' and the area just
north of Highway III and
three blocks north of Country
Club Drive are considered
"High Resource." TCAC and
HCD did not designate any
portion of the City of Palm
Desert as a "Low Resource"
area which typically have the
most limited access to all
resources.
Areas of high segregaiin.
and poverty are those that
have an overrepresentation
of people of color compared
to the County, and at least
30% of the population in
these areas is below the
federal poverty line ($26,500
annually for a family of four
in 2021). There is no "High
Segregation and Povegy"
area in or near the City of
Palm Desert (Fi ura e 1).
TN/City of Palm Desert
General Plan/Housing Element
Patin Springs
Rancho Mirage
TCAC Opportunity Areas 2021
(♦ Highest Resource
® High Resource
0 Moderate Resource (Rapidly Changing)
Moderate Resource
National Monument
The Citv orenared an FlCure 1
Low Resource
High Segregation 6 Poverty
MissinglInsufficient Data
City Boundaries
Assessment of Fair Housing
(AFH) in 2017 in association with its receipt of federal Community Development Block Grant
(CDBG) funds. The AFH was based on data analysis, community participation, and input from
public health, social service, and housing organizations. The AFH included analysis to identify
trends and patterns over time and also compare the City to the regional level (including Riverside
and San Bernardino Counties). The AFH identified no racially or ethnically concentrated areas of
poverty (R/ECAPs) in Palm Desert since 1990. In the region. TCAC and HCD identified R/ECAPs
in the cities of Cathedral City, Desert Hot Springs, Indio and Coachella as well as the
unincorporated areas of Riverside County. The 2017 AFH also found R/ECAPs in the cities of
V it ille. San Bernardino. Riverside. Moreno Valley as well as the unincorporated areas of San
Bernardino County.
Integration and Segregation Patterns
To assess patterns of segregation and integration. the City analyzed four characteristics: race and
ethnicity, disability, income, and familial status.
Housing Element
III-37
TN/City of Palm Desert
General Plan/Housing Element
Race and Ethnicity
The diversity index was used to
compare the racial and ethnic
diversity within the City and
surrounding communities.
Diversity Index scores range
from 0 to 100, where hi her
scores indicate higher diversity
among the measured groups. As
shown in Figure 2, Diversity
Index, there is a mosaic of
diversity index scores in the City,
with higher diversity in the
middle and eastern portions of the
City, and lower diversity in the
northern and southern portions.
The area immediately east of the
City in the census designated
place of Bermuda Dunes has a
higher diversity index score than
anywhere within City limits.
According to the 2015-2019
American Community Survey,
over half (66%) of Palm Desert
residents identify as white, non -
Hispanic, and 23.5% of the
population are of Hispanic or
Latino origin. In Bermuda Dunes,
there is a slightly higher
percentage (33.8%) of population
that are of Hispanic or Latino
origin, and a slightly lower percentage (58.5%) of white. non -Hispanic residents. In contrast.
Thousand Palms, a census designated place immediately north of Pahn Desert, has over half
(51.3%) of its population of Hispanic or Latino origin and 46.7% white, non -Hispanic residents.
While there are not any racially or ethnically concentrated areas of poverty in or near Palm Desert.
there is potential for a diversity level gap to develop between the City and surrounding
communities. Palm Desert sees a similar pattern of predominant population — white majority tracts
- as the cities of Rancho Mirage and Indian Wells to the west and east of, respectively. The hit hest
diversity index score in the surrounding communities is found in Bermuda Dunes (81.6), while
areas with diversity index scores higher than 85 in the region are seen in the cities of Indio. Palm
Springs. Desert Hot Springs, and Coachella as well as unincorporated Riverside County in the
western and eastern Coachella Valley.
Housing Element
III-38
Desert Willow Golf Resort.
located on the north side of
the City. has a median
income greater than
$125.000 (Figure 3). The
resort also falls in Census
Tract 449.19 which is
identified to have 84.8% of
white, non -Hispanic or
Latino population. While
HCD has not released an
adjusted methodology for
Racially Concentrated Areas
of Affluence (RCAA) for
California as of August
2021. the national criteria
defined RCAA as census
tracts where 1) 80% or more
of the population is white,
and 2) the median household
income is $125,000 or
greater. Therefore, the
Desert Willow Golf Resort
may have the potential to
qualify as an RCAA.
According to the 2017 AFH.
the City has a low
segregation level for each
racial/ethnic group.
compared to a moderate
TN/City of Palm Desert
General Plan/Housing Element
Springs
ME
Indian
Median Income 2015-2019
<500,000
(� a $55.000
(� <$87.100(HCG 2020 State Median Income)
<$125,000
(� Greater than $125.000
p city 9oundanee
La
Coachella
Coachella
level of segregation for the bi-county (Rixerside and San Bemardino) region. While there was an
increase in the City's segregation level since 1990, it has remained in the low level category and
the City became more balanced between 2000 and 2010. The City has established Programs LA
through LC to plan and implement affordable housing developments in highest and high resource
areas. These programs can further promote a racially and ethnically integrated community.
Disability
In 2014 the percentage of the population with a disability was highest (25.2%) in the three blocks
north of Country Club Drive which comprise of Palm Desert Greens Country Club, Desert Willow
Golf ResortDesert Falls Country Club and Avondale Country Club. Areas north and south of
these country clubs had the lowest percentages of population with a disability (below 9%).
According to the 2015-2019 ACS the areas with low percentages of population with a disability
(under 10%) have shifted/expanded to some extent, although two blocks in the northeastern City
corner have an increased percentage (20.4%) since 2014 (133%), which comprise of Indian Ridge
Country Club Palm Desert Resort and Country Club and Woodhaven Country Club. These
Housing Element
III-39
TN/City of Palm Desert
General Plan/Housing Element
percentage and geographic distribution changes are limited, in that no tract has had higher than
30% population with a disability. The City has a no -fee application process for reasonable
accommodation, and assisted more than double the disabled residents between 2014 and 2020
( from 91 to 188 residents) in Housing Authority owned properties The City does not impose any
restrictions or barriers to the organic changes/movements in the community and will continue to
approve and assist housing developments for disabled residents (Program 53).
Income
The City also assessed the concentrations of households below the poverty line across the City to
analyze access to adequate housing and jobs As shown in Figures 3 and 4 there is a higher
percentage of residents who fall below the poverty line ($26,500 for a family of four in 2021) in
the central portions of the
City, than to the south and
north. Generally, the cents l
City has seen an increase .
percentage of residents
below the poverty line from
2014 to 2019. Certain areas
south of Highway I I I and
Chaparral Country Cluh
along the western (
boundary have seen lox\,i
percentages of residents
below the poverty line from
2014 to 2019. As shown in
Table 111-17, Vacancy
Status — 2018, the City of
Palm Desert has a vacancy
rate of 10.7% for rental
units and 6% for ownership
units, which may indicate
some excess supply in the
rental market.
Familial Snrlus
The City of Palm Desert has
areas with higher
mrcentaa�(40%-60%) of
children in single female -
headed households alone
the western and eastern City
boundaries. Most of these
areas have median income below the HCD 2020 State Median Income ($87.100). and along the
western City boundary also overlap with a higher percentage (21.8%) of population below poverty
level compared to other areas in the City. The City has higher concentrations (60%-80%)o
households with children in the southern and eastern portions of the City, similar to the
Housing Element
I 1 1-40
TN/City of Palm Desert
General Plan/Housing Element
geographical extent in the City of Rancho Mirage on the west but fewer than the cities of Indian
Wells and La Ouinta on the east. One such area near the southeastern City boundary has median
income below the 2020 State Median Income. The City has a majority of two- to three -bedroom
units (75.2%) according to the 2015-2019 ACS. which should be able to serve the needs of single -
parent and family households with children.
Assessment and Actions
Given the factors considered above, there is no evidence of segregation based on disabilityin n the
City, but there may be segregation based on income and potentially familial status (single female -
headed households with children) and opportunity to improve integration within Palm Desert and
also across surrounding communities. As shown in Figures 3 and 4, Palm Desert has a relatively
low concentration of lower income households in the Coachella Valley. The cities of Cathedral
City, Palm Springs and Desert Hot Springs to the west, the cities of Indio and Coachella as well
as unincorporated areas in both western and eastern valley have areas with higher rates of
households living below the poverty line. While incomes in certain areas of the City are lower, the
entire City is not considered disadvantaged economically because the median income is above
80% of the statewide average ($59,977 in Palm Desert; $75,235 in California, 2015-2019 ACS).
While existing affordable housing units are located throughout the Citv including the lower income
areas, there may be potential demand for more affordable housing, especially along the Highway
I I 1 corridor. Expanded housing options at a diversity of price -points can help encourage a more
economically diverse community
However, as shown in Figure 5, Jobs Proximity Index, the City is rated with the closest proximity
to employment opportunities (>80 rating), except for small portions on the southern and eastem
boundary (60-80 rating). Because all lower income areas are rated "High Resource" or "Highest
Resource" (Figure I TCAC Opportunity Areas) and with close proximity to employment
opportunities (>60 rating), this suggests that access to opportunities should not be the drivingfactor
actor
behind the concentration of lower income households, but likely the type of jobs and housing
available.
The City is aware that the COVID-19 pandemic can disproportionally impact potentially
disadvantaged residents, households and small businesses. The City of Palm Desert ran an
Emergency Rental Assistance Program to assist market -rate rental properties impacted by the
pandemic. Qualified households must meet certain requirements, including having experienced a
loss of income directly related to the pandemic and eaming less than 80% of the area median
income. The program provides financial assistance in the form of rental arrears to rental properties
for delinquent payments for April 2020 and/or beyond. Eligible rental properties include multi-
family homes (2 units or more), single-family homes (attached or detached) and accessory
dwelling units. The City estimates serving up to 60 qualified households with assistance up to
$5,000 per rental unit, and intends the program as an economic recovery tool for rental property
owners and a safety net for low- and moderate -income households.
Housing Element
III-41
TN/City of Palm Desert
General Plan/Housing Element
The City of Palm Desert in
conjunction with Coachella
Valley Economic
Partnership and the
California Govemor's
Office of Emergency
Services offers no -cost
Personal Protective
Equipment (e.g. face masks,
face shields and hand
sanitizer) to Palm Desert
businesses. This proeram
helps alleviate overhead
costs for small businesses
and ensure compliance with
state guidelines for the
safe , of all.
Access to Opportunity
The TCAC Opportunity
Areas (2021) designated for
Palm Desert were reviewed
by City staff. For the
Composite Score shown in
Figure 1, the majority of the
City is rated "Highest
Resource", and an area just
north of Highway 111,
alone with five country
clubs in the northern City
are rated "High Resource".
The individual scores for
the economic. education and environmental domains were reviewed to identify any disparities in
access to opportunity. Most of the "High Resource" areas are rated with a lower economic domain
score (0.25-0.50) which indicates relatively less positive economic outcome It is unclear why the
area north of Highway 1 I I scores lower in the economic domain, as it contains the Westfield
Shopping Mall and College of the Desert, which hosts regular farmer's markets and other
activities. The majority of the City scores in the highest range for the education domain (>0.75)
which indicates more positive education outcomes. The remaining areas score slightly lower (0 50-
0.75), which includes a primarily commercial area in the northwestern corner of Highway 111
corridor and the five country clubs that are rated "High Resource" as well as a portion of Bighorn
Golf Club and Ironwood Country Club on the southern City boundary. The entire City scores in
the highest range for the environmental domain (0.75-1) which indicates more positive
environmental outcomes.
Housing Element
III-42
TN/City of Palm Desert
General Plan/Housing Element
There is no transportation score on the HCD data portal. However, all the "High Resource" areas
score in the hi lieg st range of Jobs Proximitv Index (>80). which indicates closest proximity (Figure
5). The area north of Highway I I I is well served with multiple bus routes ( Routes 1, 1 X, 4, 5. 6)
provided by SunLine Transit Agency. The five country clubs north of Country Club Drive have
access to transit service. with bus stops in the area served by SunLine Routes 4 & 5. SunLine also
provides the SunDial paratransit service, which is available within '/e of a mile on either side of a
bus route for people who are functionally unable to use the fixed -route service either permanently
or under certain conditions. The Sun -Dial service covers the majority of the five country chubs and
serves people with limited mobility.
In summary, the City scores in mid -range and above for all individual and composite scores, except
for the idiosyncrasy in economic domain score. There is no significant or obvious pattern of
dds arity in access to opportunity for City residents, including people with protected
characteristics. This finding is consistent with the City's 2017 AFH, which contains an analysis of
access to opportunit\ involving education, employment, transportation, poverty and environmental
health, and tixnul no significant disparities in terms of race/ethnicity or between different
neighborhoods/census tracts. The 2017 AFH also determined that Palm Desert residents generally
enjoy better access to opportunity compared to the regional level, including more proficient
schools, a low poverty rate. higher proximity to jobs, higher labor force Participation, better transit
access and lower transportation costs, and better environmental health.
Currently, affordable housing in Palm Desert is located in seven of the 18 census tracts that occur
in the City. While there may be small clusters of affordable housing developments, it is important
to note that the City is comprised of many country clubs with defined boundaries, which leave
limited options for new housingdevelopments. evelopments. The City and its Housing Authority have managed
to disperse affordable units throughout the CCitc so that uvemll. they are not concentrated
geographically. The residents of affordable housing units share the same access to opportunity as
the occupants of market rate housing units. Affordable housing projects include Housing Authority
owned family and senior apartments, Housing Authority owned or assisted ownership projects.
privately developed and assisted ownership projects, and privately developed rental properties.
There are a variety of affordable housing units in the central Highway I I I corridor south of Fred
Waring Drive, includingfamily amily apartments for very low to moderate income tenants such as
Neighbors Garden Apartments (24 two -bedroom units), Laguna Palms (48 studio, one -bedroom,
and two -bedroom units), Palm Village Apartments (36 two -bedroom units), Santa Rosa
Apartments (20 two -bedroom units). Taos Palms (16 two -bedroom units), Carel Trust 0 two -
bedroom apartment), and Candlewood Apartments (30 one- and two -bedroom units). There are
also senior apartments for very low to moderate income tenants, including The Pueblos (15 one -
bedroom units), Catalina Gardens (72 studio and one -bedroom units), River Run One (2 studio
apartments), Legend Gardens (assisted livingfacility acility with 10 one -bedroom units), and Atria Palm
Desert (assisted living facility with 5 one -bedroom units). Residents enjoy walking access to the
various retail, restaurants, rg ocery and personal services in the Highway I I I corridor and El Paseo
commercial district. Within a half -mile distance, Abraham Lincoln Elementary School and Palm
Desert Charter Middle School are located to the northeast, George Washington Charter School to
the southeast, and Mirus Secondary School to the west. College of the Desert, the Palm Desert
Branch Library, Civic Center Park and Palm Desert Aquatic Center are also located conveniently
to the northwest within walking distance.
Housing Element
111-43
TN/City of Palm Desert
General Plan/Housing Element
Additional affordable family apartments for very low to moderate income ranges are located west
of the College of the Desert near the Highway 111 corridor, including One Quail Place (384 one -
and two -bedroom units) and Desert Pointe (64 studio, one -bedroom, and two -bedroom units). The
Portola Palms Mobile Home Park is located nearby, in between City parks and public schools and
includes 23 mobile homes for very low and low income ranges.
In the central part of City. there are several affordable family housing proiects for very low to
nlodciale income households: Hovley Gardens Apartments (162 two- to four -bedroom rental
units). Falcon Crest (93 three and four -bedroom single-family homes) and La Rocca Villas (27
one -bedroom apartments). There are also 11 self-help homes restricted to lower income
households. This area includes James Earl Carter Elementary School the City of Palm Desert
Hovlev Soccer Park, medical offices, restaurants, and a range of service commercial stores. The
Palm Desert High School is located within a mile to the south SunLine Bus Route 5 serves the
area with stops nearby on Cook Street. To the east of Palm Desert High School is Desert Rose a
,ingle-family project with 161 three and four -bedroom units restricted to purchasers in the very
low, low, and moderate -income categories. Facilities within the project include community
recreation and daycare. Desert Rose residents have relatively close access to amenities and services
in the Highway I I I corridor to the south.
On the east side of the City. California Villas, located in the Palm Desert Country Club community,
provides 141 one -bedroom units to very low to moderate income households. In the same
neighborhood there is Villas on the Green, which consists of 76 studio, one, and two -bedroom
units for persons over 55 years of age. Another senior housingproiect, Carlos Ortega Villas (72
one- and two -bedroom units) is located further east immediately south of a neighborhood
commercial plaza. Both of these senior apartments are available for the very low to moderate
income categories. Joe Mann Park is located just west of Carlos Ortega Villas, and Gerald R. Ford
Elementary School is within walking distance to the south of California Villas. SunLine Bus
Routes 6 & 7 serve the area with stops on Fred Waring Drive and Washington Street.
Several other affordable housing projects are scattered on the north side of the City, including a
senior apartment. Las Serenas Apartments (150 one- and two -bedroom units) and two family
properties, The Vineyards (52 one and two -bedroom reserved units) and The Enclave (64 one two
and three bedroom units). All three proiects are available to very low, low and moderate income
categories. Depending on location, these proiects may not have access to bus service in the
immediate area, but are within a one -mile radius of neighborhood -serving commercial
developments including grocery shopping and restaurants.
None of the currently affordable housing apartments in the City are at risk of losing affordability
restrictions during or "ithin 10 years of the planning period There are 67 restricted ownership
units built or rehabilitated by private parties that are at risk of converting to market rate housing.
These include individually owned single-family homes and mobile homes throughout the City,
The City is committed to extending covenants as described in Program 3.C.
In addition to planned and ppricling affordable housing proiects described in the Land Inventory
(Tables III-47 & I11-48) of this Housing Element the City will establish a pilot program to
encourage development of accessory dwelling units (ADUs) and junior accessory dwelling units
(JADUs) as described in Program 1.G, in an effort to expand housing choices in the highest
resource areas.
Housing Element
III-44
TN/City of Palm Desert
General Plan/Housing Element
Disproportionate Housing Need and Displacement Risk
As discussed under Existing Housing Stock (Table 111-18). overcrowding is not a significant issue
in the City of Palm Desert. As of the 2014-2018 ACS, only 4.0% of households in the City are
considered overcrowded, with a higher percentage of renter households (8.0%, or 741 households)
experiencing overcrowding. Among owners. 1.5 percent of households (218 households)
experience overcrowding
A comparison to cost burden and severe cost burden based on 2010-2014 data in the AFH to 2013-
1_017 data (Table 111-43) shows that the percentage of cost burdened households dropped
significantly for both renters and owners. However, nearly half (48.2%) of renters experience
overpayment. The median
rent ($1,260, Table III-44)
in Palm Desert would result
in a 4-person households
%yith very low income
($37.650, Table I11-42) to
overpay. As the 2013-2017
CHAS shows in Table III-
43, 72.7% of all to,,
income households in P,,.
Desert pay at least 30% of
their income toward
housing costs; amou them,
67.8% of lower -income
owner households are
overpa)ing and 77.0%
lower -income renter
households are overpaving.
However, as shown in
Figure 6, overpayment by
renters in 2019 was not a
unique situation in Palm
Desert, rather it is a chronic
issue to be addressed both
locally and regionally.
Regionally, overpayment
among renters tends to be
higher in the western and
eastern Coachella Valley,
including the cities of
Desert Hot Springs and
Coachella and
unincorporated areas of Riverside County. The City is in a generally similar but slightly better
situation compared to the region. For example. a much lower percentage (9.18%) of the Citys
family households with fewer than five persons experience severe housing cost burden compared
to the Re ig on's (18.78%), and no Native American households in the City had severe housing cost
Housing Element
11145
TN/City of Palm Desert
General Plan/Housing Element
burdens while 19.53% of the
Region's households did.
The City of Palm Desert sees
a similar extent of renter
ove[paayment to the cities of
Rancho Mirage, Cathedral
City, Palm Springs and
Indio, but more overpayment
than the cities of Indian
Wells and La Ouinta. In the
Coachella Valley.
overpayment among owners
is less prevalent compared to
renters. Most of the valley
sLm fewer than 60% of
owners experience
overpayment in 2019,
including the entire City of
k......,,,M,,,
Palm Desert. Certain
portions of the City have
fewer than 40% of owners
,
overpaying for housing,
Overpayment increases the
risk of displacement for
residents who can no longer
�a o
afford their housing costs.
The City has included all the
a=Ro an Jac;nt Mop fa; —
programs under Goals 1 & 2
ah n iMo um n
to carry out planned
affordable housingproiects
Figure
and preserve and maintain
existing affordable units. The
City also aims to ensure adeauate
Section 8 housing assistance through outreach to the County
Housing Authorit
In addition to overpayment, over half (63.6%) of the housing stock in Palm Desert is older than 30
years, with approximately 11.4% over 50 years old. Older houses often require some type of repair
or rehabilitation, and the cost of such repairs can be prohibitive, which makes the owner or renter
live in unhealthy, substandard housing conditions or ge�splaced if the house is designated as
uninhabitable and the owner does not complete repairs. However, older homes, particularly those
built during the mid-century period in the City are sought after, and are more likely to be
conserved. The City refers lower income households to SCE's HVAC replacement program,
averaging about 7 referrals annually when replacement of HCAC units is required. The City also
runs a Home Improvement Program (HIP) to assist lower -income households with home repairs
depending on funding availability. While only the Emergency Grant Component is currently
funded, the City will consider CDBG funds to allow more participants in the HIP, especially for
Housing Element
111 46
TN/City of Palm Desert
General Plan/Housina Element
the units identified as lacking adequate kitchen and plumbing facilities (Program 2.A). The City
will continue to provide program materials in languages other than English. as needed (see
Program I I.A).
Homelessness
According to the 2019 Homeless Point -In -Time (PIT) Count for Riverside County. there were 23
unsheltered homeless individuals in Palm Desert (see Table III-31). The City participates in
CVAG's Homelessness Initiative and the previous Homelessness Strategic Plan,
and contributes
over $100,000 annually to the Coachella Valley Association of Governments (CVAG) for regional
homelessness services. The City permits homeless shelters in the Service Industrial (SI) zone and
transitional and supportive housing in all residential zones. Program 5.D commits the City to bring
its Zoning Ordinance in compliance with AB 101 for Low Barrier Navigation Center requirements
on homeless shelters, and AB 139 for parking requirements at homeless shelters.
Mortgage Loan Indicators
Data related to home loan applications is made available annually through the Consumer Financial
Protection Bureau, through the I lome Mortgage Disclosure Act (HMDA). The data is organized
by census tracts rather than local jurisdictions, and thus the following_ analysis is based on census
tracts located entireh s\ithin the City of Palm Desert (451.14, 451.15. 451.16. 451.19. 449.29,
449.30. 449.19, 449.22. 449 '7. 445 20, 514). Among first mortgage loan oan applications originated
in Palm Desert in 2020. 76.4% were made to white applicants. For 16.3% of loans issued, race
data was not available. Among first mortgage loan applications originated in Palm Desert in 2020.
Asian (101, 3.2%), Black or African American (50. 1.6%). American Indian or Alaska Native 01,
0.3%) and Native Hawaiian or Other Pacific Islander (3, 0.1%) homebuyers received a small
percentage of total mortgage loans. These percentages are lower than the corresponding race
distribution of Palm Desert for white. Asian, and Black or African American groups. Considering
the 16.3% of loans with unavailable data on race and geographical area covered in the analysis,
the pattern is consistent with the City-wide race distribution. HMDA data combines data on
Hispanic or Latino identity within other race categories; approximately 5.6% (180) of 3,199 loan
applications that were originated went to borrowers identifying as Hispanic or Latino. The majority
(447, 74.4%) of the 601 first mortgage loan applications that were denied were denied to white
applicants (including 32 borrowers that also identified as Hispanic or Latino). Twenty (3.3%)
applications were denied to Asian borrowers, nine (1.5%) were denied to borrowers identified as
Black or African American, and two (0.3%) were denied to borrowers identified as American
Indian or Alaska Native. The racial distribution in denied applications are proportional to that in
originated loan applications and is considered consistent with the City-wide race distribution.
In 2019, the origination rate to white applicants was marginally higher than in 2020, with 77.9%
loans originated in 2019 as compared to 2020. The origination rates for American Indian or Alaska
Native (0.3%, or 5 loans) and Native Hawaiian or Other Pacific Islander (0.1%, or 2 loans) groups
in _1019 were the same as in 2020. Race data was not available for 15.1% of first mortgage loans
originated. Of the 402 first mortgage loans that were denied in 2019, 72.6% were denied to white
applicants (292 loans, including 24 borrowers that also identified as Hispanic or Latino). Eight
applications were denied to Asian borrowers, four each were denied to borrowers identified as
Housing Element
111-47
TN/City of Palm Desert
General Plan/Housing Element
Black or African American and Native Hawaiian or Other Pacific Islander. and two were denied
to American Indian or Alaska Native borrowers. Approximately 6.1 % of loans originated and 8.5%
of loans denied were for applicants who identify as Hispanic or Latino, though these loans are also
counted within other race categories. As described in Programs 4.A and 1 LA, the City will strive
to ensure equal access to lending programs for people in all segments of the population and prevent
anv discriminatory practices based on race. color. national origin. religion. sex. age. or disability.
Enforcement and Outreach Capacity
The City complies with fair housing laws and regulation and enforces fair housingthrough
hrough
periodical review of City policies and code for compliance with State law and investigation of fair
housing complaints.
In 2017, the City prepared an Assessment of Fair Housing (AFH) in association with its receipt of
federal Community Development Block Grant (CDBG) funds. The City is set to meet housing
clement deadlines through efforts from both staff and consultants, and also update zoning laws and
policies to ensure compliance with fair housingIaw upon adoption of the Housing Element update.
fhe City has included an action in Program 9.A to update its Zoning Ordinance for density bonus
requirements set forth in AB 2345. Program 8.A requires the City to maintain the HousingOverlay
verlay
District and ADU standards in the Zoning Ordinance, and Program 1.G will create a pilot program
to encourage accessory dwelling units dedicated as affordable units. Within a year of the Housing
Element adoption, the City will ensure that the Zoning Code and land use policies comply with
state laws and policies to allow a variety of housing types to serve all needs, encourage patterns of
integration, and provide accommodations for protected classes.
In addition to zoning and development standards, fair housing issues can also arise from rental,
lending and purchase of housing including discriminatory behaviors by landlords, lenders, and real
estate agents. Typical issues include refusal to grant reasonable accommodation requests or allow
service animals selective showing of propegy listings based on familial status, sex, religion, or
other protected class, and more. The City complies with fair housing law on investigating such
complaints by referring interested and concerned parties to Fair Housing Council of Riverside
County (FHCRC).
FHCRC is a non-profit organization approved by HUD that fights to protect the housing rights of
all individuals and works with government offices to ensure fair housing laws are upheld. FHCRC
services include anti -discrimination outreach and investigation, mediation of landlord -tenant
disputes, credit counseling and pre -purchase consulting, first-time homebuyer workshops, and
foreclosure prevention/loan modification services. Between Fiscal Years 2007/08 and 2015/16, a
total of 152 housing discrimination complaints were filed by Palm Desert residents at the Fair
I -lousing Council of Riverside County (FHCRC). The majority (59.9%) were on the basis of
disability, followed by 14.5% on the basis of race and 6.6% on the basis of familial status (other
categories each represented 5.3% or less of the total).
FHCRC provided counseling related to lending discrimination for the City's 2017 AFH. The AFH
found that the census tracts with the highest loan denial rates (449.19 and 451.24) had low
percentages of minority populations (10.7%). FHCRC's comprehensive audit on rental, sales and
lending in 2013 did not have specific findings to Palm Desert, but did indicate that discrimination
occurred on the basis of race and national origin during the loan application process and sale and
rental housing in Riverside County_.
Housing Element
111-48
TN/City of Palm Desert
General Plan/Housing Element
HUD's Region IX Office of Fair Housing and Equal Opportunity (FHEO) provided case records
for Palm Desert in July 2021. Fifteen fair housing cases were filed with their office during the
previous planning period with seven based on disability. four based on familiar status, three on
retaliation two on religion and one each based on race/sex/national origin. Note that three of the
cases were filed on multiple bases. Six of these cases were closed due to no cause determination,
and one case remains open. Seven cases were closed with successful conciliation/settlement for
issues such as refusal to rent discriminatory advertising/acts/terms and conditions, or failure to
make reasonable accommodation All but two of these cases were handled through the Fair
Housing Assistance Program (FHAP), in which HUD funds state and local agencies that
administer fair housing laws that HUD has determined to be substantially equivalent to the Fair
Housing Act. The California Department of Fair Employment and Housing (DFEH) is the only
certified agency for FHAP in Califomia Because state law has more protected classes than federal
law, DFEH may have additional case records A request was made in July to DFEH but they
not able to provide data as of September 27, 2021.
FHCRC and DFEH did not rovide additional location details for cases either because they do not
track the geographic origin of complaints or due to confidentiality concerns. The City continues to
work with agencies and local organizations to affirmatively further fair housing through
information dissemination, outreach and referral (Programs 4.A and I I.A).
Sites Inventory
The City examined the opportunity area map prepared by HCD and TCAC (Figure 1). The
opportunity area map designates the majority of the City as "Highest Resource" and the remaining
as "High Resource" which indicate areas whose characteristics have been shown by research to
support positive economic educational and health outcomes for low-income families
particularly long-term outcomes for children. The City extends into the Santa Rosa Mountains in
the south and much of the area near the southern City boundary is designated as Open Space on
the General Plan and not available for development. The City is primarily built out, and future
housing development will occur as mainly infill proiects and on the north side of the City which
has larger vacant parcels.
Using the statewide opportunity area map local knowledge and indicators of segregation,
displacement risk and access to opportunity as overlays to the City's vacant land inventory, the
City was able to identify sufficient sites for affordable units in Palm Desert's sixth cycle inventory
(See Land Inventory section of this Housing Element and Table 111-47) in areas identified by
TCAC/HUD as either " Flighest Resource" or "High Resource" with the highest Jobs Proximity
Index scores. As noted there is no area of identified segregation in or near Palm Desert, and sites
in the inventory are located in areas ranging from lowest to highest diversity ratings (Figure 2).
However some of the sites along the Highway I I I corridor are in areas with lower median
incomes (<$55 000) and a slightly higher percentage of population below poverty level (<30%)
and overpayment for housing.
As shown in the inventory map associated with Table 111-47, the sites identified for the inventory
are located in different parts of the City in various zoning districts and dispersed to the extent
possible with available lands which will encourage a mix of household types across the City. Most
of the sites identified for this Housing Element primarily those located along the Highway I I I
Housing Element
11149
TN/City of Palm Desert
General Plan/Housing Element
corridor, will result in small -lot development and housing affordable to Tower -income households.
Above moderate income units are expected to be market -driven, single-family homes traditionally
built in the City (see Table I11-48). The above moderate income projects are located throughout
the City, many of which are near affordable housing sites or part of the same project as affordable
units (see map next to Table III-48). The vacant sites that are zoned suitably for multiple income
categories are typically found on the central and north sides of the City, where larger vacant parcels
are available for mixed -income projects which combat potential segregation and concentration of
poverty v providing a variety of housing types to meet the needs of residents in these areas.
Many sites identified for affordable housing are located alongthe he Highway I I I corridor, which
offers a variety of resources and amenities Multiple bus routes serve the area which provide local
and regional connectivity in the City, Coachella Valley and Riverside County. The Highway I I I
corridor area features walkable streets and neighborhoods and provides walking access to retail
restaurants, grocery and personal services. Several elementary and middle schools are located
nearby, as well as a conununity college and public facilities such as library and aquatic center.
These future housing sites affirmatively further fair housing through their close proximity to jobs
neighborhood retail and services, education and transit, all of which can reduce the overall cost of
living for lower -income households. The stores, restaurants and offices in both the Highway l I l
and El Paseo commercial districts provide varied job opportunities
The City analyzed environmental constraints, including wildfire zones, 100-year flood zone, and
500-year flood zone, and confirmed that none of the sites identified are within or near any
identified hazard zones. The sites identified in the vacant land inventory are not at risk of any
environmental hazards Evidence provided by the HUD tables and maps reveal there are no
disparities in access to environmental) by ealthy neighborhoods. When compared with the Region,
the City residents scored much higher. The City ranged from 53.59 for Whites to 62.28 for Asians.
This is a much narrower range than the Region and demonstrates there are no significant
differences in labor market access experienced by the different racial and ethnic populations living
in Palm Desert.
Contributing Factors
Discussions with community organizations, government agencies, affordable housing developers
and the assessment of fair housing issues identified several factors that contribute to fair housing
issues in Palm Desert, including:
• Lack of affordable, accessible units in a range of sizes: Families with children and disabled
people have a high need for affordable housing.
• Lack of access to opportunity due to high housing costs including rising rents: Severe cost
burdens greatly reduce the income available to meet other family needs including food
childcare, and medical expenses. This contributing factor also impacts households with one
or more disabled member.
Housing Element
III-50
TN/City of Palm Desert
General Plan/Housing Element
• Housing production out ol' balance with housing demand: New housing is needed to meet
the housing needs of all incomes roups and fair housing protected classes.
• Housing discrimination during the lending process
Based on this assessment. most of these contributing factors can be attributed to a common issue
2) increasing the number of affordable units for families with children and people with disabilities
or other special needs 3) increasing awareness among residents of housing discrimination and
how to file complaints with local state and federal agencies. These goals target all contributing
factors to fair housing issues identified above, and are incorporated into the Goals. Policies, and
Programs section. Programs 4.A and 11 A focuses on information dissemination to all segments
of the City population for affirmatively furthering fair housing and combating discrimination.
Additionally. the City has incorporated meaningful actions that address disparities in housing
needs and in access to opportunity for all groups protected by state and federal law, through
preservation and new development of affordable housing and encouraging a variety of housing
products including accessory dwelling units. (See Programs I.A-G, 2.A, 2.13, 3.13-1))
AFFORDABLE HOUSING DEVELOPMENTS
The Palm Desert Housing Authority owns and operates approximately 1,114 rental housing units,
and private developers own and operate approximately 319 rental units. An additional 227 units
are anticipated. Additionally, the Housing Authority has assisted first-time lower income
homebuyers in purchasing 301 ownership properties. Each development is described below.
Palm Desert Housing Authority Owned and Assisted Rental Properties
The Housing Authority owns eight (8) multi -family apartment complexes and seven (7) senior
apartment complexes that provide affordable housing for lower income residents. Each of these
complexes is described below. Combined, there are a total of approximately 1,114 affordable
rental units that are Housing Authority owned and assisted. The number and mix of units and
households fluctuates based on occupancy and turnover. The following breakdown is based on
occupied units in January, 2021.
Family Apartments:
One Quail Place provides 384 units, including 156 one -bedroom and 228 two -bedroom
apartments, available to lower income ranges. There are 220 very low, 113 low, and 39
moderate income households currently living in the complex.
Desert Pointe is a 64-unit complex with 34 studio, 24 one -bedroom, and 6 two -bedroom
units which currently house 38 very low-income households, 15 low-income households,
and 8 moderate income household.
Housing Element
III-51
TN/City of Palm Desert
General Plan/Housing Element
• Neighbors Garden Apartments has a total of 24 two -bedroom units, 15 of which are rented
by very low-income households, 6 of which are low-income tenants, and 2 are rented to
moderate income tenants.
• Taos Palms provides 16 two -bedroom units to 10 very low, 4 low income households and
2 moderate income tenants.
• California Villas is a 141-unit project which provides one -bedroom units to 90 very low,
35 low and 10 moderate income households.
• Laguna Palms provides 48 units which include 4 studios, 18 one -bedroom, and 26 two -
bedroom units to 30 very low income, 10 low income, and 6 moderate income tenants.
• Palm Village Apartments provides 36 two -bedroom apartments. The property includes 20
very low income, 13 low income, and 2 moderate income tenants.
• Santa Rosa Apartments provides 20 two -bedroom units to 13 very low income, 6 low
income, and 1 moderate income tenants.
Senior Apartments:
• The Pueblos includes 15 one -bedroom units for 12 very low and 3 low income senior
households.
• Catalina Gardens provides 72 units, including 48 studio units and 24 one -bedroom
apartments to 66 very low, 4 low, and 2 moderate income senior households.
• Las Serenas Apartments has 150 units, including 100 one -bedroom and 50 two -bedroom
units rented to 118 very low-income, 23 low-income, and 8 moderate -income seniors.
• Candlewood Apartments provides a total of 30 units, including 26 one -bedroom units and
4 two -bedroom units to 22 very low, 5 low income and 3 moderate income senior
households.
• La Rocca Villas includes 27 one -bedroom apartments and houses 21 very low income, 4
low income and 2 moderate income residents.
• Carlos Ortega Villas provides a total of 72 units, including 64 one -bedroom and 8 two -
bedroom units, for 47 very low income, 22 low income, and 2 moderate income residents.
Palm Desert Housing Authority and City Assisted Ownership Projects
The Palm Desert Housing Authority and City provide financial assistance to eligible first-time
homebuyers with down payment monies needed to secure financing toward the purchase of a new
home in the Authority's housing developments.
Desert Rose, a 161-unit single-family project, was developed in 1994. The three and four -
bedroom units are restricted for a period of up to 45 years to purchasers in the very low,
low, and moderate -income categories. Facilities within the project include community
recreation and daycare.
Housing Element
III-52
TN/City of Palm Desert
General Plan/Housing Element
Falcon Crest provides 93 three and four -bedroom single-family homes for 13 low and 80
moderate income households. The project was completed in 2007 and 2008 and includes
resale restrictions for a 45-year time period.
Privately Developed and Assisted Ownership Projects
The City and Palm Desert Housing Authority have provided various incentives to developers that
dedicate units as affordable and carry affordability restrictions.
• The Rebecca Road and San Marino Homes were part of the Acquisition Rehabilitation
Resale program. Three (3) single-family homes were rehabilitated and resold with resale
restrictions for low and moderate income households.
• Coachella Valley Housing Coalition (CVHC) constructed a total of I self-help homes
restricted to very low and low income households, that purchased the homes through low
interest loans and sweat -equity programs.
• Habitat for Humanity constructed 11 single-family homes, which are restricted to very
low-income households that 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 2 single-family homes for low-income households, with 30-year resale restrictions.
• Portola Palms Mobile Home Park includes 23 mobile homes, 16 of which are very low
income, and 7 of which are low income. The project includes resale restrictions for 30
years.
• The Neighborhood Stabilization Program (NSP) was used to assist homeowners in the
purchase of two (2) single-family properties.
Privately Developed Rental Properties
The City has provided various incentives to developers that dedicate units as affordable and carry
affordability restrictions.
Family Properties.
Hovley Gardens Apartments is a private project which received Agency assistance and tax
credits, and constructed 162 two, three and four -bedroom rental units available to very low
and low income households.
The Vineyards, which consists of a total of 260 units, includes 52 one and two -bedroom
units reserved for very low, low and moderate income households. The units were created
through the City's density bonus program and the Agency has an option to purchase
affordability of an additional 52 units in the future.
Housing Element
III-53
TN/City of Palm Desert
General Plan/Housing Element
The Enclave, which consists of a total of 320 units, includes 64 one, two, and three bedroom
units reserved for very low, low and moderate income households. The units were created
through the City's density bonus program.
The Carel family has 1 two -bedroom apartment available to lower income residents.
L&T Development Company on Catalina Way includes 4 one -bedroom units for residents
with low incomes.
Senior Properties:
• Atria Palm Desert, an assisted living facility, includes 5 one -bedroom apartments for
residents with very low incomes.
Bernard on Catalina Way includes 4 studio apartments restricted to low and moderate
income residents.
• Legend Gardens is an assisted living facility that includes 10 one -bedroom apartments for
residents with very low and low income levels.
• River Run One includes 2 studio apartments for residents with very low and low incomes.
• Villas on the Green, which consists of a total of 76 units, includes 15 studio, one, and two -
bedroom units for persons over 55 years of age in the very low, low and moderate income
categories. The units were created through the City's density bonus program.
Affordable Housing Units Built During the 2014-2021 Planning Period
Carlos Ortega Villas, a Palm Desert Housing Authority rental property described above,
was built in 2015. It includes 72 affordable senior units and incorporates a variety of energy
efficient design concepts, including passive heating and cooling, solar panels to generate
electricity, solar thermal panels for heating water, and water -efficient landscaping and
plumbing fixtures, with the long-term goal of having net zero energy usage.
The City secured an agreement with the Legend Gardens assisted living facility for 10 one -
bedroom apartments for residents with very low and low income levels.
CONSTRAINTS TO THE DEVELOPMENT OF HOUSING
This section of the Housing Element analyzes the governmental, environmental, physical and
economic constraints associated with the development of housing. These constraints can take many
forms, but generally increase the cost of -providing housing, which can have a potentially
significant impact on affordable housing development.
Housing Element
II1-54
TN/City of Palm Desert
General Plan/Housing Element
Governmental Constraints
Permit Processing
Palm Desert has historically provided expeditious processing for planning entitlements. The City
encourages the concurrent processing of applications and can complete the entitlement process on
most projects in three to six months, depending on the approving body and the complexity of the
application.
The City requires tract map review and approval for all single-family home tracts and a precise
plan for multi -family projects, both of which can be processed concurrently with any other permit
that might be required. For either, the review process is a simple analysis that assures that the
project's design meets the requirements of the zone in which it occurs. Applications, when
complete, are circulated to other City departments for comments. The project is then reviewed by
the Architectural Review Commission (ARC) and approved by the Planning Commission. The
ARC provides technical review of the proposal, including the provision of parking, trash
enclosures and similar standards, and reviews the landscaping plans for water efficiency. The ARC
meetings are public, but are not noticed hearings. ARC review is scheduled within two to three
weeks of an application being found complete, and usually precedes Planning Commission hearing
by three to four weeks. The ARC provides recommendations to the Planning Commission. which
takes action on Precise Plan applications. Public notice and mailings are made 10 days prior to a
Planning Commission hearing.
The findings needed for approval of either a tract map or precise plan pertain to the project's
consistency with State law; the General Plan and Zoning Ordinance; public health and safety; and
the site's physical ability to accommodate the project. The findings focus on General Plan and
Zoning consistency. are not subjective and do not pose a constraint to development. The average
processing time for a typical application is 4 to 6 months, including the recently approved Montage
single family homes, which received approval in 6 months, which is generally consistent with most
Valley cities, and does not represent a constraint. The City also has a building permit streamlining
process, for a fee, and allows "at risk" building permit applications, which can be submitted
immediately following ARC review, and prior to Planning Commission approval.
The City has not received any requests for streamlined processing under SB 35, and to date has
relied on the requirements of law should an SB 35 project be proposed. In order to encourage
development of affordable housing under SB 35, Program LH has been added to require the
establishment of an SB 35 streamlining process within the first year of the planning period.
Individual single-family homes do not require a public hearing and are approved by the Planning
Department as part of the usual building plan checking process. Building permits are processed,
generally in one to four months.
Development of residential projects under the City's recent General Plan update have been
consistent with the densities allowed under the Land Use Map.
The City's processes are not a constraint to the provision of affordable housing.
Housing Element
III-55
of Palm Desert
General Plan/Housing Element
Application Fees
The City posts current fees and exactions that are applicable to proposed housing development
projects on the City's website, consistent with Government Code §65940.1(a)(1)(A). Table M-21,
below, illustrates typical permit fees for a hypothetical single-family subdivision and an apartment
project. Each fee is described in detail in subsequent sections of the Housing Element. The table
is not meant to be exhaustive, but provides a general representation of typical development fees.
Total fees for a 32-unit subdivision are estimated at approximately $19,G4- 131 per unit, 63% of
which ($11,908) are impact fees which are not controlled by the City. Total fees for a 32-unit
apartment complex are estimated at $7,498-589 per unit, 73% of which ($5,487) are non -City fees.
For an affordable housing apartment project with an average per unit cost of $208,200 per unit,
the City's fees represent 3.6% of the cost of that unit, and are not a constraint to development.
Furthermore, the City has the ability to waive fees for affordable housing proiects, with the
exception of fees not imposed by the City such as MSHCP fees, which further reduce the cost. The
City's development fees are not an impediment to the provision of housing,
Table HI-21
Typical Permit Fees for Housing Developments in Palm Desert
Typical Fees
32 Unit 32 Unit Apartment
Fee Type Subdivision' Proiect2
City Fees:
Planning Department:
Tentative Tract Map
$3,308
n/a
Tentative Parcel Map
n/a
$1,203
Environmental Assessment
$276
$276
Precise Plan
$2.894
$2,894
Public Works Department3:
Grading Plan Check
$3,023
$853
Subdivision Precise Grading Plan Check
$3,500
n/a
SWPPP/NPDES Plan Check
$176
$176
PM10 Plan Check
$78
$78
Signing and Striping Plan Check
$1,110
$1,110
Traffic Signal Plan Check
$1,480
$1,480
Signalization Impact Fee
$1,600
$1,600
Drainage Impact Fee (location dependent)
$1,500
$1,500
WQMP Fee (deposit)
$3,700
$3,700
Building and Safety Department:
Plan Check
$46,080
$8,512
Inspection
$72,960
$9,120
Permit Issuance
$105
$105
New Construction Fee
$25,600
$12,160
Fire Facilities Fee (location dependent)
$22,688
$5,824
Art in Public Places Fee
$41,080
$16,656
Subtotal, City Fees:
$228,264
$64,353
Non -City Fees:
Strong Motion Implementation Program (SMIP) Fee
$2,136
$866
Multi -Species Habitat Conserv. Plan (MSHCP) Fee
$43,872
$8,128
Housing Element
111-56
TN/City of Palm Desert
General Plan/Housing Element
Table III-21
r) pica Perin it Fees for Housing Developments in Palm Desert
Typical Fees
32 Unit 32 Unit Apartment
Fee Type Subdivision' Project2
Transportation Uniform Mitigation Fee (TUMF) $73,920 $42,560
Desert Sands Unified School District (DSUSD) Fee $261,120 $124,032
Subtotal, Non -City Fees: $381,048 $175,586
Total Cost: $6094n1 12 06 $2-39;939242,833
Total Cost Per Unit: $19,"1,131 $7,448589
Assumes a I O-acre subdivision (4 du/ac + 2 addl. acres), 32 single-family dwelling units. Each unit is 2,000 square feet and
valued at $513,498 (average value from Table I11-14).
' Assumes a 2-acre parcel with 32-unit multi -family apartment complex. Each unit is 950 square feet and valued at $208,200
(average value from Table 111-14).
r Does not include Half Street and Full Street Improvement Plan Check or Storm Drain Plan Check which are based on
Droiect-specific linear feet.
Table III-22, below, identifies the City's current (2021) Community Development/Planning fees
for processing applications and permits. They have not increased since 2012 and are not considered
a constraint to the development of affordable housing in the City.
Table III-22
Community Development/Planning Fee Schedule, 2021
Permit Type Fee
General Plan Amendment/Change of Zone $2,007
Architectural Review (single family) $226
Conditional Use Permit or Precise Plan $2,894
Environmental Assessment $276
Tentative Tract Map $3,308
Tentative Parcel Map $1,203
of Palm Desert, June 14, 2012.
General Plan and Zoning Ordinance Constraints
The residential districts of the Land Use Element allow a broad range of densities for all types of
development:
• Rural Neighborhood allows 0.05 to 1 units per acre
• Golf Course & Resort Neighborhood allows up to 8 units per acre
• Conventional Suburban Neighborhood allows 3 to 8 units per acre
• Small Town Neighborhood allows 3 to 10 units per acre
• Town Center Neighborhood allows 7 to 40 units per acre
The General Plan also allows residential uses in Commercial designations:
• Resort & Entertainment District allows up to 10 units per acre
Housing Element
111-57
TN/City of Palm Desert
General Plan/Housing Element
• Regional Retail District allows 10 to 15 units per acre
• Suburban Retail Center allows 10 to 15 units per acre
• Neighborhood Center allows 10 to 15 units per acre
• City Center/Downtown allows 12 to 40 units per acre
The City's Zoning designations parallel the General Plan and include:
• Hillside Planned Residential District (HPR) (maximum 0.2 du/ac)
• Estate Residential District (R-E) (0.5 to 1 du/ac)
• Single-Family/Mobile Home District (R-1-M) (4 to 7 du/ac)
• Single -Family District (R-1) (2 to 8 du/ac)
• Mixed Residential District (R-2) (3 to 10 du/ac)
• Multifamily Residential District (R-3) (7 to 40 du/ac)
• Planned Residential District (PR) (4 to 40 du/ac)
Density Bonus
The Zoning Ordinance also includes density bonus provisions, incentives and concessions,
housing overlays, and flexible development standards where applicable. Section 25.34.040
establishes eligibility criteria and general provisions for density bonuses. The number of additional
dwelling units entitled depends on the number of very low, low, and moderate income units and
senior units provided in the development, with a maximum increase of 35%. Additional
concessions, such as reductions in development standards, may be approved, and special
provisions are available for development of a childcare facility or donation of land to the City.
Effective January 1, 2021, AB 2345 amends the state's Bonus Density Law to increase the
maximum density bonus from 35% to 50% for projects that provide at least: 1) 15% of total units
for very low income households, 2) 24% of total units for low income households, or 3) 44% of
total for -sale units for moderate income households. AB 2345 also decreases the threshold of set -
aside low income units required to qualify for concessions or incentives, and decreases the number
of parking spaces required for 2 and 3-bedroom units. Density bonus projects within 'h mile of a
major transit stop may also qualify for reduced parking requirements. Program 9.A directs the City
to amend the Zoning Ordinance to assure compliance with AB 2345.
Housing Overlays
The Senior Housing Overlay (SO) allows flexibility in density and development standards to
reflect the unique requirements of persons over the age of 55. The SO allows for reductions in
parking standards, and calculates units based on population per acre, rather than units per acre, to
allow greater flexibility in the development process. In 2020, the City replaced the former
Medium/High Density Housing Overlay District with the Housing Overlay District (HOD) to
incentivize the development of new housing units at affordable rents. The HOD provides optional,
flexible development standards, density bonuses, design criteria, and parking reductions for the
development of a wide variety of housing products which provide a minimum of 20% of all units
at income -restricted rents, or at least one unit for smaller residential projects. It also eliminates the
public hearing requirements and waives City plan check/inspection fees and potentially other fees.
The HDO was applied to all Housing Authority parcels and privately owned parcels listed in Table
III-47, Vacant Land Inventory.
Housing Element
111-58
TN/City of Palm Desert
General Plan/Housing Element
Residential Development Standards
The development standards in the Zoning Ordinance are also not restrictive, as shown in Table
III-23, below.
Table III-23
Residential Zoning District Development Standards
Zoning District*
R-E'
R-13
>_10,000s
Standard
f
R-2
R-3
R-1-Mt
HPR
PRs
>lac
>15,000s
but
<10,000s
4
f
<15,000s
f
f
Units/Acre
1-2
2-3
3-4
5-8
3-10
740
7
115 ac
440
Lot Size,
40,000
15,000
10,000
8,000
3,500
3,000
20 act
minimum
sf
sf
I sf
sf
I sf
sf
1 5,000 sf
---
---
Lot Size,
14,999
9,999
maximum
I ac
No max
sf
sf
No
No
No max
---
---
max
max
Lot Width,
minimum
150'
90,
90,
70'
50,
40'
500'
---
---
Lot Depth,
minimum
200'
125'
100,
---
---
---
---
---
Lot
Coverage,
maximum
30%
350'
35%1
35%'
60%
75%
---
10%
50%
Setback
30/10/5
25/15/20
20/8/20
20/5/15
12/5/1
10/8/1
20/10/1
Front/Side
0
5
0
0
Rear
Parking
2/nmt9
2/unn'
2/unit'
2/unie
2/unit9
2/unit'
2/unit9
2/unit
9
2/unit
9
Building
15' (18'
15,
15'
15,
Height,
ARC)'
(18'
(18'
(18'
max
ARC'
ARC'
ARC
30'
40'
18,
---
40'
Group
usable
open
space/du,
---
--
---
---
---
300 sf
---
---
---
minimum
' Residential development is allowed in all Commercial zones
1-7 Notes are provided in Zoning Ordinance Table 25.10-3.
8. Established in Precise Plan.
9. Except in HOD, where Studios and One Bedrooms are 1.5/unit.
ARC = Architectural Review Commission
Source: City of Palm Desert Zoning Ordinance, Table 25.10-3
The City's development standards allow for two story development in the R-1 district (lot size
<10,000 sf), 2.5 stories in the R-2 district, and 3 stories in the R-3 and PR districts. Common area
requirements in the R-3 and PR zones are also typical of desert cities and allow for clustering of
units to allow for common area amenities. Even with imposition of the City's development
Housing Element
11I-59
TN/City of Palm Desert
General Plan/Housing Element
standards, and assuming a unit size of 1,000 square feet, with two parking spaces per unit and 40%
open space, densities in excess of 22 units per acre could be achieved. Therefore, the City's
development standards are not a constraint on the development of housing.
Accessory Dwelling Units
The Zoning Ordinance was updated in 2020 to comply with new state legislation pertaining to
Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs). An ADU is an
attached or detached residential unit that provides complete independent living facilities for one
or more persons and is located on a lot with a proposed or existing primary residence; it also
includes efficiency units and manufactured homes. A JADU is no greater than 500 square feet in
size, contained entirely within an existing or proposed single-family structure, including its own
sanitation facilities or shares them with the single-family structure, and includes an efficiency
kitchen. ADUs and JADUs are permitted on any lot in a residential or mixed use zone, with the
exception of the Hillside Planned Residential (HPR) zone, and are also permitted in the
Public/Institutional zone. As shown in the following table, between 2014 and 2020, a total of 162
ADU building permits were issued (average of 23 ADUs per year).
Table III-24
ADU Building Permits, 2014-2020
Year
No. of Permits Issued
2014
26
2015
19
2016
27
2017
26
2018
21
2019
19
2020
24
Total:
162
Short-term Rental Ordinance
Section 5.10.050 of the Municipal Code defines short-term rental (STR) units as privately -owned
residential dwellings rented for dwelling, lodging, or sleeping purposes for a period of less than
27 consecutive days. STRs are allowed in the RE (Residential Estate), HPR (Hillside Planned
Residential), R3 (Residential Multiple Family) except for apartment units, and PR (Planned
Residential) only within a Homeowners Association that allows for STRs with written approval.
Homeowners are required to obtain a STR permit and collect transient occupancy taxes (TOT) at
a rate of 11% of the rent charged. STRs provide homeowners with opportunities to increase their
incomes, which can offset their housing costs. STRs are often rented by vacationers rather than
permanent residents, and the added TOT revenues are not considered a constraint to housing.
Furthermore, because only units within planned communities are allowed to have STRs, and these
communities contain only market rate units, the presence of STRs in Palm Desert does not
constrain the development of affordable housing.
Housing Element
III-60
TN/City of Palm Desert
General Plan/Housing Element
Low Barrier Navigation Centers
Assembly Bill (AB) 101 requires that Low Barrier Navigation Centers (LBNC) be a by -right use
in areas zoned for mixed use and nonresidential zoning districts permitting multifamily uses.
LBNCs provide temporary room and board with limited barriers to entry while case managers
work to connect homeless individuals to income, public benefits, permanent housing, or other
shelter. Program 5.D of this Housing Element directs the City to review and revise the Zoning
Ordinance, as necessary, to ensure compliance with AB 101, and to modify the definition of
"homeless shelter" to include this use.
Zoning for Special Housing Types
The Zoning Code also facilitates the development of other special housing types, as summarized
in the table below. Group homes for 6 or more are permitted by right in the residential zones, and
require a Conditional Use Permit in the commercial zones, to assure high quality of life for the
residents.
Reasonable accommodation measures for disabled residents are established in Zoning Code
Section 25.64.050. Reasonable accommodation requires a no -fee application, and are approved at
the staff level, subject only to the following standards:
I . The requested accommodation is requested by or on behalf of one or more individuals with a
disability protected under the fair housing laws.
2. The requested accommodation is necessary to provide one or more individuals with a disability
an equal opportunity to use and enjoy a dwelling.
3. The requested accommodation will not impose an undue financial or administrative burden on
the City as "undue financial or administrative burden" is defined in fair housing laws and
interpretive case law.
4. The requested accommodation will not result in a fundamental alteration in the nature of the
City's zoning program, as "fundamental alteration" is defined in fair housing laws and
interpretive case law.
5. The requested accommodation will not, under the specific facts of the case, result in a direct
threat to the health or safety of other individuals or substantial physical damage to the property
of others.
Housing Element
II1-61
TN/City of Palm Desert
General Plan/Housing Element
Table III-25
City of Palm Desert
Zoning for Special Housing Types
Housing Type Zoning Where Permitted
Multi -family housing R-2, R-3 permitted use
PR conditional use
OP, PC-1, PC-2, PC-3, PC-4, SI conditional use
Factory -built, manufactured housing
Mobile homes
Manufactured home parks
Farmworker housing
Homeless shelter
Emergency shelters
Transitional & supportive housing
P conditional use
R-1-M conditional use
P conditional use
R-1-M conditional use
P conditional use
R-1-M conditional use
P conditional use
SI permitted use
PC-1, SI permitted use
RE, R-1, R-2, R-3, R-IM, HPR, PR permitted
use
Single -room occupancy units
SI conditional use
Group home
RE, R-1, R-2, HPR, PR permitted use
OP, PC-1, PC-4, SI conditional use
P conditional use
Guest dwelling
RE, R-1, R-2, HPR, PR permitted use
Caretaker housing
SI permitted use
Assisted living R-1, R-2, R-3, PR conditional use
ADUs and JADUs RE, R-1, R-2, R-3, R-1M, PR, P permitted use
Infrastructure Requirements
Most of the City is served by General Plan roads, water, and sanitary sewer facilities. Individual
development projects are required to connect to water and sewer facilities and improve roadways
in and adjacent to the project. Adjacent roadways must be improved to their ultimate half width
and include curb, gutter and sidewalk. Roadway standards for local or neighborhood streets that
allow parking on both sides must have a paved width of 40 feet. The City will allow deviations to
these standards, including the narrowing of streets if on -street parking is restricted.
Pursuant to SB 1087, the Coachella Valley Water District will be provided with the adopted
Housing Element and required to establish specific procedures to grant priority service to
affordable housing projects. As water and sewer services are installed in most neighborhoods in
the City, the City's water and sewer provider, the Coachella Valley Water District (CVWD), will
not be constrained in providing services in the City. CVWD has an approved Urban Water
Management Plan (UWMP), which was developed based on the City's General Plan build out,
which states that it has sufficient supplies available to meet the City's built out demands.
The District's Cook Street Water Reclamation Plant (WRP-10), which provides sanitary sewer
treatment for the City, has a combined secondary capacity of 18 million gallons per day, and in
2021 processed an average daily flow of approximately 9 million gallons per day. The District,
Housing Element
III-62
TN/City of Palm Desert
General Plan/Housing Element
therefore, has more than enough capacity to treat wastewater generated by the City in the future,
including sufficient capacity to accommodate the regional housing need. As referenced in its 2015
UWMP, CVWD's long-range plans include adding treated and untreated Colorado River water to
its urban water distribution system and using desalinated agricultural drain water for irrigation
purposes. The City routinely consults and coordinates with CVWD to assure that services and
facilities are adequate to meet the community's needs.
"Dry" utilities in the City include electricity, natural gas, telephone, cable, and solid waste
collection and disposal. Southern California Edison (SCE) provides electricity to most of the City
of Palm Desert. Imperial Irrigation District (IID) provides power to limited portions of the City,
including most of the California State University/San Bernardino (CSSB) Coachella Valley
Campus and the Avondale Country Club. Natural gas services and facilities are provided to most
of the City by the Southern California Gas Company through regional high-pressure transmission
lines and medium -pressure distribution lines. Development located west of the Palm Valley
Stormwater Channel, parallel to Highway 74, is not connected to the natural gas system and uses
propane gas as an alternative fuel source. Telecommunication services are provided to the City by
Frontier Communications, Spectrum and other cell service providers. Solid waste collection and
disposal is provided by Burrtec Waste & Recycling Services. The City coordinates with utility and
service providers, as necessary, regarding the planning, designing, and siting of distribution and
other facilities to assure the timely and environmentally sensitive expansion of facilities.
Public Works Fees
Table III-26 depicts the City's Public Works Department engineering fees, including those
associated with site preparation and infrastructure.
Table III-26
Public Works Eneineerine Fees
Grading Plan Check (per plan) $853 1" 3 acres
$310/acre ea. add. acre
Subdivision Precise Grading Plan Check $1,628 up to 8 lots; $78/lot each add.
Hydrology Report Plan Check $352/acre
SWPPP/NPDES Plan Check $176
PM10 Plan $78
Half Street Improvement Plan Check $891/1000 LF
Full Street Improvement Plan Check $1,55011000 LF
Storm Drain Plan Check $1,55011000 LF
Signing and Striping Plan Check $1,110
Traffic Signal Plan Check $1,480
Faithful Performance Bonds 100% of Public Improvements + 25% of
Grading Amount
Labor & Materials Bond %: of Faithful Performance Amount
Signalization Impact Fee $50.00/residential unit
Drainage Impact Fee $1,000-$4,000/ac. (based on location)
MSHCP Fee 0-8 units/acre: $1,371 per unit
8.1-14 uniWacre: $571 per unit
14+ units/acre: $254 per unit
WQMP Fee $3,700
Sources: "Public Works Engineering Fees," City of Palm Desert, June 27, 2017; MSHCP Local Development
Mitigation Fee, Coachella Valley Conservation Commission, July 1, 2020.
Housing Element
III-63
TN/City of Palm Desert
General Plan/Housing Element
Because individual projects vary greatly, it is not possible to determine an average cost per unit
based on Public Works fees beyond the estimate provided in Table III-21; however, the limited
impact fees charged by the City make it one of the less costly in the Coachella Valley in which to
develop. These fees are not a constraint on the development of affordable housing.
Building Code Requirements
As with most communities in California, the City has adopted the California Building Code (CBC)
and updates the Code periodically as State-wide updates are developed. Currently (2021), the City
is enforcing the provisions of the 2019 CBC. The City cannot adopt standards that are less
stringent than the CBC. The only local amendments made by the City are administrative and relate
to the timing of payment of fees. These amendments have no impact on the provision of affordable
housing. Since all communities in the State enforce similar provisions, the City's CBC
requirements are not an undue constraint on the development of affordable housing.
Building Permit Fees'
The Building Department charges on a per square foot basis for building permit plan checks and
inspections. For single-family custom or tract homes less than 2,500 square feet, the combined
architectural and structural charge is $0.72 per square foot for plan check, and $1.14 per square
foot for inspection. Fees vary slightly for other single-family housing types and sizes. For multi-
family residential units, the combined architectural and structural plan check fee is $0.30 per
square foot for projects less than 15,000 square feet, and $0.28 per square foot for projects larger
than 15,000 square feet. Inspection fees are $0.36 per square foot for the smaller projects, and
$0.30 per square foot for the larger projects. A flat fee of $105 is charged for permit issuance. In
all cases, whether single family or multi -family, additional charges apply for plumbing and
electrical inspections.
New Construction Tax
Per Ordinance No. 216, a new construction tax of $0.40 per square foot is charged on all new and
additional square footage added to the building under roof (i.e. additional square footage for single-
family dwelling additions, converting garages, atriums or patio areas to living space and all
commercial additions).
Low Income Housing Mitigation Fee
Per City Resolution 90-130, all commercial development is assessed mitigation fees which are
directed toward low income housing. Fees are paid at the issuance of building permits, according
to the following schedule.
5 "Building and Safety Fee Schedule," Resolution 2012-37, City of Palm Desert, June 22, 2012.
Housing Element
111-64
TN/City of Palm Desert
General Plan/Housing Element
Table III-27
Low Income Housing Mitigation Fee Schedule
Type of Development Fee
General Mixed Commercial $1.00 per sq. ft.
Professional Office
Industrial
$0.50 per sq. ft.
$0.33 sq. ft.
Resort Hotel (major amenities) $1,000 per room
Non -Resort Hotel (limited amenities) $620 per room
Fire Facilities Impact Mitigation Fee
The Fire Facilities Impact Mitigation Fee, shown below, is charged in designated areas to
supplement future fire protection needs.
Table 111-28
Fire Facilities Impact Mitigation Fee Schedule
Type of Development Fee
Residential:
Low Density
$709/unit
Medium Density $306/unit
High Density $182/unit
Note: fee is charged only in designated areas
Non-residential fees are not shown.
Art in Public Places Fee
Per Ordinance No. 473, the City charges an Art in Public Places fee. The residential fee is 0.25 of
1 % of valuation of the structure. Individual single-family dwelling units not in a development are
exempt from the first $100,000.
Other Development Fees
In addition to the City's fees, residential developers are responsible for the payment of the State
mandated school fees. School fees in the Desert Sands Unified School District (DSUSD) are
currently (2021) $4.08 per square foot.
Development in the Coachella Valley is also required to pay Transportation Uniform Mitigation
Fees (TUMF) to the Coachella Valley Association of Governments (CVAG) to offset impacts to
regional roads and transportation improvements. The fee is $2,310 per detached single-family unit,
$1,330 per multi-family/mobile home unit, and $495 per nursing/congregate care unit. There is a
15% discount for transit -oriented development. Affordable housing is exempt from TUMF fees.
The City is within the boundaries of the Coachella Valley Multiple Species Habitat Conservation
Plan (CV MSHCP). As such, new development projects are required to pay local development
mitigation fees for the acquisition and management of habitat lands. Fees are listed in Table III-
26.
Housing Element
[[I-65
TN/City of Palm Desert
General Plan/Housing Element
The City's Strong Motion Instrumentation Program (SMIP) fee is charged on new development.
For residential development, the fee is 0.00013 of total valuation. Collected SMIP fees are passed
through to the State Department of Conservation.
Developers also must pay connection and/or metering fees for public utilities. These fees vary
somewhat from one provider to the next, but since many of the utility companies in the Coachella
Valley serve all the cities, the fees are consistent throughout the area.
Code compliance for structural deficiencies or maintenance problems is processed as follows. A
phone call and/or a site visit is made to inspect the reported problem and discuss correction of
deficiencies with the owner. In most instances, this is sufficient to cause the violation to be
corrected by the property owner. If the violation is not corrected, a notice is sent to the owner,
giving the owner 20 days to correct the violation. The City has the ability to directly abate a
violation if the owner is unwilling or cannot be located. All costs associated with abatement are
billed to the property owner. If the owner is unwilling to pay, a lien is placed on the property.
These procedures are typical of those employed by most cities in California and do not place an
undue constraint on the development or maintenance of housing.
Efforts to Remove Governmental Constraints
No governmental constraints have been identified that have a significant adverse impact on
housing development in Palm Desert. The City's permitting process and infrastructure
requirements are comparable to those of other Coachella Valley cities. Although some application
fees have increased somewhat since the last planning period, they remain among the lowest in the
region. General Plan and zoning land use designations allow for all types of development and a
broad range of densities. Zoning Code Section 25.34.040 allows the City to grant density bonuses,
offer incentives and concessions, and waive or reduce development standards for affordable
housing projects that can result in identifiable cost reductions to the developer. The City's housing
policies and programs have been reviewed and revised, as necessary, to assure that governmental
constraints are minimized. Policy 7 of this Housing Element allows the City Council to waive fees
for affordable housing projects on a case -by -case basis.
Non -Governmental Constraints
In general, the City sees applications for building permits submitted within approximately 30 days
of entitlement of a project. This process, however, is entirely under the control of the developer,
and can vary substantially from one project to another.
The City generally does not receive requests for projects below the density allowed for sites on its
Vacant Land Inventory (Table III-47). Recent project applications rather have requested the
maximum density for these sites (please see further discussion under Land Inventory, below).
There are no non -governmental constraints that impact the City's ability to meet its RHNA
allocation by income category. On the contrary, the City's processing times and costs have
generated applications for 710 units affordable to very low and low income households, and 617
units affordable to moderate income households (see Pending Affordable Housing Projects,
below). The constraints, expressed by the affordable housing community at City Housing Element
workshops and study sessions, occur with State funding applications, not with non-governtental
aspects of the development process. The City actively supports affordable housing proiect funding
applications in order to overcome the constraint caused b, Sy_ tate processes.
Housing Element
111-66
TN/City of Palm Desert
General Plan/Housing Element
Economic Constraints
Economic constraints are those associated with the cost of land and construction, and the ability
to finance any housing, ranging from single-family homes to larger apartment or condominium
projects. The cost of land varies somewhat from city to city in the Coachella Valley, but the cost
of construction and the ability of homes and projects to financed is regional in nature.
Land and Housing Costs
The cost of land has the potential to impact the overall cost of housing. A survey of vacant
residential lots in Palm Desert found that single-family properties range from approximately
$156,000 to $1,400,000 per acre, with an average of $804,453 per acre.6 Multi -family properties
average $391,598 per acre.
As shown in Table III-19, according to ACS data, the median cost of existing homes in Palm
Desert increased 9.0% between 2013 and 2018, from $308,000 to $335,400. According to a recent
regional economic study, the median price in 2020 (31 quarter) was $484,324 for existing homes
and $621,938 for new homes.'
The American Community Survey determined that the median rental rate in the City in 2018 was
$1,260. In order to update this information to current (2021) conditions, representative rental rates
for non -subsidized apartments were collected and are provided in Table III-29, below. As shown,
rents can range from $1,675 to $2,490 for a 3-bedroom unit. Additional analysis shows rents can
range from $3,000 to $7,500 and higher for a 4+-bedroom unit.'
Table III-29
Median Gross Rent by Bedrooms
No. of Bedrooms 1_ Median Gross Rent*
No bedroom
$729
1 bedroom
$974
2 bedrooms
$1,307
3 bedrooms
$1,691
4 bedrooms
$2,082
5+ bedrooms
Not provided
Median Gross Rent: 1 $1,260
* estimated, renter -occupied housing units paying cash rent
Source: American Community Survey 2014-2018 5-Year
Estimates, Table B25031
LandWatch.com, accessed January 28, 2021.
' `Inland Empire Quarterly Economic Report,' Year 32, Economics & Politics, Inc. October 2020.
' Rent.com, accessed September 3, 2020.
Housing Element
III-67
TN/City of Palm Desert
General Plan/Housing Element
Table III-30
Representative Apartment Market Rental Rates in Palm Desert,
2021
Project Name
Unit Size
Market
Rental Rate
The Regent
1 & 2 Bdrm
$1,395-$1,685
Desert Fountains
Studio,I & 2 Bdrm
$91541,230
Desert Oasis
Studio, 1, 2 & 3 Bdrm
$1,195-$1,675
The Enclave
1, 2 & 3 Bdrm
$1,660-$2,400
The Vineyards
1,2 & 3 Bdrm
$1,490-$2,490
Royal Palms
2 Bdrm
$1,695
Construction Costs
Construction costs vary widely depending on location, project site, bedroom count, finishes,
fixtures, amenities, building type, and wage and hiring requirements. Other determining factors
include terrain and soil conditions, environmental factors, and availability of infrastructure. In the
Coachella Valley, construction costs for single-family dwelling units generally range from $235
to over $275 per square foot (excluding site improvements), varying based on the location, size,
materials, fixtures, and finishes selected.' Vertical multi -family construction costs generally range
from $125 to $145 per square foot.10 A 2021 survey of regional affordable housing developers
determined that the average construction cost for affordable housing in the valley is approximately
$317,074 per unit/door.
Financing Costs
The cost of financing can also impact the development community's ability to fund projects.
Mortgage interest rates are currently near historic lows but fluctuate over time. Affordable housing
typically relies on a mix of public and private financing sources, including tax credits, subsidies,
grants, bond funds, and other funding sources, some of which are subject to rules and restrictions.
Physical Constraints
Age of Housing Stock
As shown in Table III-15, 25,312 housing units in the City are over 30 years old, representing
63.6% of the housing stock. Maintenance in the City is not a significant issue; however, and the
Palm Desert Housing Authority has programs in place to assist lower income households with
home repairs and improvements.
Condition of Housiny Stock
As shown in
Table III-16, of 24,114 occupied housing units in Palm Desert, 67 (0.3%) lacked complete
plumbing facilities, and 198 (0.8%) lacked complete kitchen facilities. Depending on overall
conditions, these units could be considered substandard.
9 Gretchen Gutierrez, CEO, Desert Valleys Building Association, March 2021.
0 Chris Killian, Senior Vice President of Construction, National Core, March 2021. Based on a typical 50-75 unit
project with 2 and 3 story garden style walkup buildings (Type V-Wood).
Housing Element
III-68
TN/City of Palm Desert
General Plan/Housine Element
The Palm Desert Housing Authority manages the Housing Improvement Program (HIP), which is
funded through CDBG. Currently, the emergency grant component is the only component that is
funded. It assists homeowners with emergency health and safety repairs to their homes, such as
roof repairs, water heater replacement, and ADA improvements. Four (4) households received
emergency grants during the 2014-2021 planning period.
Environmental Constraints
The City is identified as Zones III and IV in the Uniform Building Code (UBC) 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 Coachella Valley and California. None of the proposed sites occur on
lands designated as Alquist-Priolo Earthquake Fault Zones by the State. There are no active faults
on any of the sites proposed for development of affordable housing units in the City. The standards
required to protect the City's residents from seismic hazards are not considered a constraint to the
provision of housing. There are no other environmental constraints to the development of housing.
Energy Conservation
In addition to the requirements of Title 24 of the Building Code, the City has enacted additional
energy efficiency requirements, water conserving landscaping requirements, and has a number of
energy conservation programs for residents. Although the cost of installation of energy efficient,
"green" or similar products in a home or apartment may increase the initial cost, affordable housing
providers in the Coachella Valley have indicated that the cost differential was becoming smaller
as technologies improved; and that the long-term benefit to the home owners or renters was worth
the added initial expense. These developers implement energy conserving construction to the
greatest extent possible in their projects. Carlos Ortega Villas, an affordable senior housing project
built in 2015, includes passive heating and cooling, solar panels for generating electricity, solar
thermal panels for heating water, and water -efficient plumbing fixtures and landscape materials,
with the long-term goal of having net zero energy usage.
SPECIAL HOUSING NEEDS
This section of the Housing Element quantifies households with special housing needs, such as
farmworkers, the homeless, and seniors living in the City. These households can have housing
needs which may be more difficult to address, and which require special attention.
Farm Workers
Farm workers are employed in agricultural industries, including livestock, crops, and nursery
products, and typically perform manual and/or hand tool labor -plant, cultivate, harvest, or pack
field crops. The industry is supported by both year-round and seasonal workers who typically earn
low wages, have difficulty obtaining safe and affordable housing, and have limited access -other
services, such as education, transportation, and health care. Seasonal or migrant workers who
travel from their permanent homes -work during harvest periods may live in rooming houses,
finished garages, trailers, or other temporary shelters.
Housing Element
111-69
TN/City of Palm Desert
General Plan/Housing Element
Citrus, melon, vegetable, and nursery stock production is a key component of the Coachella Valley
economy. However, agriculture is focused on the east end of the Coachella Valley, approximately
10 miles or more to the southeast. Farm worker households generally fall into low and very low
income categories. Low income groups often need housing near work; for farmworkers, housing
is most needed in Waal, agricultural areas rather than urban areas. In the Coachella Valley, the
principal housing options for migrant and local seasonal farm workers are family -owned homes,
private rental houses, second units, apartments, and mobile homes. Palm Desert's continued
urbanization has eliminated commercial farming in the City, and no agricultural lands are
designated in its General Plan. In 2018, there were 147 persons employed in "agriculture, forestry,
fishing and hunting, and mining" in the City, which constitutes only 0.7% of the City's civilian
employed population 16 years and over, and likely consists of mining employees at local sand and
gravel operations located in unincorporated County lands and the cities of Palm Springs and Indio.
Demand for housing specifically targeted for farm workers has not been identified. Nevertheless,
as with other special needs, farmworker households can benefit from rental subsidies provided by
City and City incentives for developers to maintain affordable units that are available to all
segments of the population.
Homeless
Homeless persons are those in need of temporary or emergency shelter and include a diverse
population of individuals, including seniors, veterans, substance abusers, immigrants, physically
or mentally disabled, and families with children. Homeless individuals may live in vehicles,
encampments, abandoned buildings, outdoors, or homeless or transitional shelters.
The Homeless Point -In -Time (PIT) Count is a federally mandated annual count of homeless
individuals used to evaluate the extent of homelessness. The data provide a snapshot of
homelessness on a particular date and time. The 2019 PIT Count for Riverside County determined
there were 23 unsheltered homeless individuals in Palm Desert." Consistent with the HUD
definition, the unsheltered PIT Count enumerates homeless individuals and families who are
"living in a place not designed or ordinarily used as a regular sleeping accommodation for humans"
(i.e., abandoned buildings, cars, parks, under bridges, bus stops, etc.). This estimate represents
0.04% of the City's total 2019 population of 52,911 people.12 The actual number of homeless may
be higher given that many individuals, particularly women and children, remain hidden for safety
or stay in locations where they cannot be seen. It represents a 46.5% decrease over the 2018 PIT
Count for Palm Desert (43 individuals). The reduction may be due, in part, to undercounts in earlier
years and/or changes in counting and surveying methods, such as increased coverage by more
volunteers, that were implemented in 2019.
2019 Riverside County Homeless Point -In -Time Count and Survey Report, County of Riverside Department of
Public Social Services, page 60.
2 Department of Finance Table E-5, January 2019 estimates.
Housing Element
111-70
TN/City of Palm Desert
General Plan/Housing Element
Table III-31
Palm Desert Unsheltered Homeless Characteristics, 2019
Number % of Total
Race
American Indian
2
9%
Black
1
4%
White
18
78%
Multiple Races
1
4%
Unknown Race
1
4%
Ethnicity
Hispanic
3
13%
Non -Hispanic
16
70%
Unknown Ethnicity
4
17%
Gender
Male
15
65%
Female
8
35%
Adults (>24 yrs) 20 87%
Youth (18-24 yrs) 1 4%
Unknown Age 2 9%
TOTAL HOMELESS INDIVIDUALS = 23
Source: 2019 Riverside County Homeless Point -In -Time Count and Survey Report,
County of Riverside Department of Public Social Services, page 60.
As shown in Table III-31, the majority of homeless people in Palm Desert are white (78%), non -
Hispanic (70%), male (65%), and adults over 24 years (87%). The following table describes
homeless subpopulations in Palm Desert. Of the 15 individuals interviewed, 35% were chronically
homeless, 22% had a physical disability, 22% had Post Traumatic Stress Disorder (PTSD), 17%
were veterans, and 13% had mental health conditions. Some subpopulations could be higher, but
the extent is unknown because 8 individuals were not interviewed for various reasons, including
refusal to participate, sleeping, a language barrier, inability to respond, or physical barriers or
unsafe site conditions.
Housing Element
III-71
TN/City of Palm Desert
General Plan/Housing Element
Table III-32
Palm Desert Homeless Subpopulations, 2019
Subpopulation
Number'
% of Total
Veterans
4
17%
Chronically Homeless
8
35%
Substance Abuse
2
9%
PTSD
5
22%
Mental Health Conditions
3
13%
Physical Disability
5
22%
Developmental Disability
1
4%
Victim of Domestic Violence
1
4%
Jail release, past 12 months
3
13%
Jail release, past 90 days
1
4%
1 Results of interviews with 15 homeless individuals. Actual numbers may be higher as 8
individuals were not interviewed.
Source: 2019 Riverside County Homeless Point -In -Time Count and Survey Report,
County of Riverside Department of Public Social Services, page 60.
The City contributes over $100,000 annually to the Coachella Valley Association of Governments
(CVAG) for regional homelessness services. The City is a participant in CVAG's Homelessness
Initiative and was also a participant of the previous Homelessness Strategic Plan, which built Roy's
Desert Resource Center ("Roy's") in the western Coachella Valley. The facility opened in
December 2009 and provided emergency and transitional shelter and support services for homeless
individuals. After the closure of Roy's in 2017, there was a need for a homeless shelter or
navigation center in the western Coachella Valley. Path of Life Ministries and now CVAG operates
a program that placed people in permanent housing before addressing issues such as joblessness
or behavioral health. Program results were positive, with 8 1 % of the 242 people who exited the
program in the first year able to find permanent housing, and all participants who exited the
program more than doubling their monthly incomes. "In late 2019, CVAG initiated an effort to
advance the goals of CV Housing First through a collaborative approach called the Coachella
Valley Homelessness Engagement & Action Response Team (CVHEART). The program is
expected to establish a formal structure for regional homelessness policies and programs, identify
funding opportunities for future projects, and expand multi -agency cooperation and participation.
In addition to its own efforts to end homelessness, Palm Desert's membership in CVAG will assure
its continued participation in regional efforts.
A number of other organizations provide shelter and services to the homeless throughout the
Coachella Valley (see Table III-33 for a list of available homeless facilities in the Coachella
Valley). Shelter from the Storm, which provides comprehensive services to victims of domestic
violence in the Valley, operates its administrative offices in the City. Desert Horizon and Desert
Vista permanent supportive housing is a program in the western Coachella Valley managed by
Jewish Family Service of San Diego with 18 and 40 beds, respectively. Supportive services,
" "CV Housing First Program Evaluation: Examining the Clients Served in the First Year: July 2017 to June
2018," Health Assessment and Research for Communities, September 2018, page 55.
Housing Element
III-72
TN/City of Palm Desert
General Plan/Housing Element
including living skills, budgeting instruction, case management, employment assistance, food
distributions, advocacy, and community referrals and access to benefits, are provided. Residents
contribute 30% of their income based on HUD guidelines.
Table III-33
Coachella Valley Homeless Facilities and Services
Organization Name Facility Name Total Beds
Emergency Shelter
Coachella Valley Rescue Overnight shelter (families with children, 251
Mission individuals without children)
Coachella Valley Rescue Overnight shelter (individuals without 49
Mission
children)
Martha's Village and Kitchen
Inc.
Renewing Hope Emergency Shelter
120
Operation Safe House
Desert Emergency Shelter
20
Path of Life Ministries Inc.
CVAG Emergency Shelter Project
12
Shelter from the Storm
Domestic Violence Emergency Shelter
20
County of Riverside, Desert
Healthcare District and
Foundation'
Summer Homeless Survival Program
(seasonal emergency cooling centers in
Cathedral City, Palm Springs, Desert Hot
90
(30 in each city)
Springs)
Subtotal 472 (year-round)
90 (seasonal)
Transitional Housing
Operation Safe House Harrison House (youth, young adults) 15
Subtotal 15
Coachella Valley Rescue Rapid Re -Housing 5
Mission
Coachella Valley Rescue State -funded Rapid Rehousing 13
Mission
Path of Life Ministries Inc. CVAG Raoid Re-Housine 2
Subtotal 20
Permanent Supportive Housing
Desert AIDS Project Vista Sunrise Apartments 80
Jewish Family Services Desert Horizon 18
Jewish Familv Services Desert Vista 40
Jewish Family Services Permanent Supportive Housing 35
Expansion (new in 2018)
Riverside University Health Behavioral Health — Coachella Valley 25
Svstem — Behavioral Health Permanent Housin¢
Subtotal 118
Sources: "The Path Forward: Recommendations to Advance an End to Homelessness in the Coachella
Valley," Barbara Poppe and Associates, November 27, 2018, Appendix 3.
Housing Element
III-73
TN/City of Palm Desert
General Plan/Housing Element
The City also addresses homelessness at the local level. It contracts with Riverside University
Health System to provide a Behavioral Health Specialist and a Mental Health Peer Support
Specialist in Palm Desert. It also contracts with the County of Riverside for a Homelessness
Assistance Program in which two staff members offer resources through daily street outreach
efforts. The City has awarded CBDG funds to local charities, including Martha's Village &
Kitchen, Coachella Valley Rescue Mission, and Catholic Charities, for the provision of homeless
services, such as food, equipment, consumable supplies, and energy upgrades.
The City permits homeless shelters in the Service Industrial (SI) zone. There are 344.17 acres of
serviced, vacant land in this zone in the City, ranging in size from 1-20 acres. The Service
Industrial zone is appropriate for such facilities because these lands are located on transit lines,
near commercial and school sites, and in areas where other governmental services are available.
The Cit}, currently has no requirement for parking for emergency shelters. AB 139 requires that
parking be provided for employees of emergency shelters. Program 5.1). requires that the City add
this requirement to the Zoning Ordinance in 2021-2022, as part of its annual Zoning Ordinance
update.
The City allows transitional and supportive housing in all residential districts subject to only those
restrictions that apply to other residential uses of the same type in the same zone. The General Plan
allows for an additional 8,049 residential units on 610 acres of vacant land in the City, in a range
of densities, which will accommodate the City's need for transitional and supportive housing.
Seniors
The Coachella Valley has a long-established reputation as a popular retirement destination. In
2018, the City had 17,582 residents over the age of 65, representing 33.7% of the population. These
seniors were in a total of 11,302 households. Home ownership data shown in the table below
indicates that approximately 22% of seniors are renters, and 78% are homeowners.
Table IIl-34
City of Palm Desert
Householders 65 Years and Over, by Tenure
Householder Age
Owner -Occupied
Renter -Occupied
Households
%
Households
%
Total, City of Palm Desert
14,842
100.0
9,272
100.0
Total, Non -Senior Households
6,018
40.5
6,794
73.3
Total, Householders 65 Years & Over
8,824
59.5
2,478
26.7
65 to 74 years
4,389
29.6
1,124
12.1
75 to 84 years
3,203
21.6
647
7.0
85 years and over
1,232
8.3
707
7.6
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25007
According to the American Community Survey, an estimated 1,590 seniors have incomes below
the poverty level, which represents 9.0% of all seniors in the City. The 2020 federal poverty
guideline for one person is $12,760. The major source of income for most seniors is Social
Housing Element
III-74
TN/City of Palm Desert
General Plan/Housing Element
Security, and the average Social Security monthly benefit is $1,503.11 Therefore, a single senior
paying 30% of their monthly Social Security income on housing costs would pay $451 toward
housing costs. However, Palm Desert median rents are $974 for a one -bedroom unit. A two -person
senior household would have $902 available for housing costs, which would be sufficient for a
one -bedroom unit. Therefore, Social Security alone cannot adequately cover housing costs for
seniors living alone in the City.
Table III-35
Senior Incomes Below the Poverty Level
Age Group
No. of Residents with
Income in Past 12 Months
Below Poverty Level
65 to 74 years
847
75 years and over
743
Total
1,590
Source: 2014-2018 ACS 5-Year Estimates, Table B17001
Special considerations affecting senior households include income limitations, access to health
care and transportation, accommodations for physical disabilities and limitations, and long-term
care concerns. Senior housing needs can include low-income apartments, retirement communities,
independent living centers, assisted living centers, nursing homes, and hospice care centers.
There are seven senior apartment projects in the City which are owned and operated by the Housing
Authority, providing 380 units for very low, low and moderate income senior households. Nursing
care facilities in the City include the Carlotta, with 192 beds; Manorcare Health Services, with 178
beds; and Monterey Palms, with 99 beds. Numerous senior communities are located in the City,
including Atria Palm Desert, Atria Hacienda, Segovia, Palm Desert Senior Living Oahu Cottage,
and Fountains at the Carlotta, Legend Gardens, which provide a range of services including
medical transport, assistance with housekeeping and personal care, hospice and dementia care, and
onsite recreational and social opportunities. Numerous senior support services are provided by
various organizations, including those listed in the following table.
Table III-36
Senior Resources
Organization
Services Provided
Braille Institute Coachella Valley
Neighborhood Center
Rehabilitation, enrichment classes, in -home support for the
visually impaired
The Joslyn Center
Health/fitness programs, social events, classes, Wellness Center,
food distribution
Eisenhower Memory Care Center
Adult day center for neuro-cognitive impairments
FIND Food Bank
Food distribution
Hidden Harvest
Food distribution
Jewish Family Services of the Desert
Advocacy, case management services
Riverside County Office on Aging
Medical case management, counseling, transportation
assistance, meals
14 Social Security Administration Fact Sheet, December 2019 Beneficiary Data.
Housing Element
111-75
TN/City of Palm Desert
General Plan/Housing Element
Table III-36
Senior Resources
Organization
Services Provided
Salvation Army
Food distribution, social events, community programs
Senior Advocates of the Desert
Public benefits and social services assistance, emergency
financial assistance
SunLine Transit Agency
For seniors and disabled residents: Half -Fare Program, Taxi
Voucher Program, SunDial paratransit service, bus travel
training
The City's Senior Housing Overlay provides flexible development standards for a variety of
housing for residents age 55 and over, including attached or detached units for sale or rent and
associated recreational facilities.
Persons with Disabilities
This population includes individuals with mental and physical disabilities that may require
affordable housing with convenient access to public transportation and health care services, as well
as structural adaptations to accommodate wheelchairs and other assistive devices. Housing needs
can include independent home environments, homes with special modifications and design
features, supervised apartments, inpatient and outpatient treatment programs, and senior care
facilities. Individuals who are unable to work because of disability may require income support,
and their limited incomes can severely restrict their ability to pay for housing and living expenses.
The 2018 ACS identified 7,901 persons in the City with disabilities, of which 4,593 (58.1%) were
persons over the age of 65. Individuals may be affected by one or more types of disability. The
table below identifies the number of disabilities, by type, for Palm Desert residents. The most
prevalent disabilities are ambulatory difficulties (26.3%) and hearing difficulties (19.5%).
Housing Element
Ill-76
TN/City of Palm Desert
General Plan/Housing Element
Table III-37
City of Palm Desert
Number of Disabilities, by Disability Type
Number of
Disabilities
Percent of Total
Disabilities
Disabilities, ages 0-17
Hearing Difficulty
101
0.7%
Vision Difficulty
182
1.3%
Cognitive Difficulty
204
1.4%
Ambulatory Difficulty
42
0.3%
Self -Care Difficulty
8
0.1%
Independent Living Difficulty
Subtotal, ages 0-17
537
3.7%
Disabilities, ages 18-64
Hearing Difficulty
549
3.8%
Vision Difficulty
700
4.9%
Cognitive Difficulty
1,170
8.1%
Ambulatory Difficulty
1,405
9.8%
Self -Care Difficulty
615
4.3%
Independent Living Difficulty
1,004
7.0%
Subtotal, ages 18-64
5,443
37.8%
Disabilities, ages 65+
Hearing Difficulty
2,153
14.9%
Vision Difficulty
776
5.49/o
Cognitive Difficulty
981
6.8%
Ambulatory Difficulty
2,347
16.3%
Self -Care Difficulty
748
5.2%
Independent Living Difficulty
1,423
9.9%
Subtotal, ages 65+
8,428
58.5%
Total Disabilities
14,408
100%
Total Civilian Non -Institutionalized
Population with a Disability
7,901
Source: American Community Survey 2014-2018 5-Year Estimates, Table S 1810.
* data not provided
Facilities that provide specialized accommodations and services for the disabled are located in the
City and Coachella Valley region and are identified in the "Seniors" discussion above, and
"Persons with Developmental Disabilities" section below. In addition, Desert Vista Permanent
Supportive Housing, a HUD -funded program, provides housing and services to 40 homeless
individuals with disabilities. Clients pay up to 30% of their income based on HUD guidelines.
The California Building Code requires that all new multi -family construction include a percentage
of units accessible to persons with disabilities. The City of Palm Desert Building Department
requires compliance with these standards as part of the Building Permit review and inspection
Housing Element
III-77
TN/City of Palm Desert
General Plan/Housing Element
process. The City's affordable housing projects include units for persons with disabilities. The City
has housed between 91 and 188 disabled persons in its properties annually in recent years, varying
from year to year.
The City adheres to State guidelines regarding handicapped access and promotes the use of
principles of architectural design that aid the disabled. The Americans with Disabilities Act (ADA)
requires all new multi -family construction to include a percentage of units accessible to persons
with disabilities. The City monitors and requires compliance with these standards as part of the
building permit review, issuance, and inspection process.
The City imposes no special requirements or prohibitions on the development of housing for
persons with disabilities, beyond the requirements of the Americans with Disabilities Act. There
is no concentration restriction for residential care homes. State and federal law does not permit the
City to regulate group homes of 6 or fewer residents. Group homes of 7 or more residents are
permitted, with approval of a conditional use permit, in the RE, R-1, R-2, HPR, and PR zones.
Zoning Code Section 25.64.050 allows for reasonable accommodations in zoning and land use
regulations, policies, and practices when needed to provide an individual with a disability an equal
opportunity to use and enjoy a dwelling.
Persons with Developmental Disabilities
Per Senate Bill No. 812, the Housing Element must include analysis of the special housing needs
of individuals with developmental disabilities. A developmental disability is defined by Section
4512 of the Welfare and Institutions Code as "a disability that originates before an individual
becomes 18 years old, continues or can be expected to continue indefinitely, and constitutes a
substantial disability for that individual." This includes intellectual disabilities, cerebral palsy,
epilepsy, autism, and related conditions, but does not include other handicapping conditions that
are solely physical in nature.
The California Department of Developmental Services (DDS) implements a statewide system of
community -based services for people with developmental disabilities and their families. DDS
contracts with the Inland Regional Center (IRC) in Riverside to provide and coordinate local
services in Riverside County, including the City of Palm Desert. IRC currently (2021) serves 234
clients who are Palm Desert residents.
Housing needs for individuals with developmental disabilities can range from traditional
independent living environments, to supervised group quarters, to institutions where medical care
and other services are provided onsite. Important housing considerations for this group include
proximity to public transportation, accessibility of the home and surroundings, access to medical
and other public services, and affordability.
A variety of housing options and support services in the Coachella Valley are provided by local
and regional service agencies, including the following:
• Angel View, a non-profit organization based in Desert Hot Springs, operates 19 six -bed group
homes for children and young adults with developmental and physical disabilities. The homes
Housing Element
111-78
TN/City of Palm Desert
General Plan/Housing Element
provide 24-hour nursing and/or attendant care and can accommodate 100+ individuals at a
time. There are 16 homes in the Coachella Valley, including 12 in Desert Hot Springs, 3 in
Palm Springs, and 1 in Thousand Palms.
• The Inland Regional Center uses person -centered planning when developing a Consumer's
Individual Program Plan (IPP). The IPP outlines the goals developed by the Consumer and
their support team, as well as the services and supports they will receive to help achieve those
goals. Many of the services/supports listed in the IPP are funded by Inland Regional Center.
However, services and supports may also be provided by other agencies, such as the Social
Security Administration, school districts, county agencies, etc.
• Casas San Miguel de Allende in Cathedral City includes 48 apartment units for individuals
with special needs or long-term disabilities.
• Canyon Springs in Cathedral City is a State developmental center operated by DDS. It
provides residential services, treatment, and job training for up to 55 adults with intellectual
and developmental disabilities. Referrals for admission are made by the Inland Regional
Center. Each person is assessed and participates in developing and carrying out an Individual
Program Plan. Residents have opportunities to participate in a variety of integrated activities
in natural environments at home, at work, and in the community.
Other local agencies provide additional support services to the developmentally disabled
population. Desert Arc, a non-profit organization based in Palm Desert, provides vocational
training and employment to adult clients with developmental disabilities in the Coachella Valley
and Morongo Basin. It operates on -site businesses at its primary campus in Palm Desert and two
smaller workshop facilities. Most clients are placed by the Inland Regional Center. Of its 695
clients in 2019, 71 are Palm Desert residents.
The City has a long-standing relationship with Desert ARC. During the 2014-2021 planning
period, the City awarded it approximately $201,000 across four projects for various ADA facility
improvements. The City is working with prospective developers to develop Arc Village, an entitled
project that proposes 32 one -bedroom and 4 two -bedroom affordable housing units, a community
center, swimming pool, and recreational space for special needs adults on the Desert Arc campus.
The project would offer proximity to transit, Desert Arc, and its services and job opportunities.
The City continues to work to facilitate completion of this project.
Through its building permit review and inspection process, the City adheres to the Americans with
Disabilities Act and California Building Code, which require that all multi -family development
include a percentage of units that are accessible and "barrier -free" to disabled residents. The City
will continue to coordinate with the Inland Regional Center and other appropriate agencies and
organizations that serve this population. The City will continue to encourage developers to reserve
a portion of affordable housing projects for the disabled, including those with developmental
disabilities, and will continue to identify and pursue funding sources for special needs housing.
Extremely Low -Income Households
Extremely Low -Income (ELI) households are defined by HCD as those which earn less than 30%
of the area median income (AMI). ELI households are a subset of the very low-income household
category in a region. The AMI for a 4-person household in Riverside County is $75,300. ELI
Housing Element
1❑-79
TN/City of Palm Desert
General Plan/Housing Element
household incomes are defined by HCD and HUD as those earning less than $26,200.11 These
households are sensitive to unexpected changes in income and expenditures and typically require
assistance for housing."
Existing Needs
Comprehensive Housing Affordability Strategy (CHAS) data are compiled by HUD to evaluate
housing problems and needs, particularly for low income households, based on Census data.
According to the latest CHAS data, 2,815 households (11.9% of total households) in Palm Desert
are considered extremely low-income. More than half (55%) of ELI households are renters. Of all
ELI households, the majority (82.6%) experience housing problems, including incomplete kitchen
and plumbing facilities, overcrowding and severe overcrowding, and cost burden greater than 30%
of income (overpayment). Nearly 82% are in overpayment situations, and 73.2% are in severe
overpayment situations in which housing costs are greater than 50% of household income.
Table III-38
Housing Problems for Extremely Low -Income Households
Owners
Renters
Total
Total Number of ELI Households
1,270
1,545
2,815
Percent with any housing problems*
79.5%
85.1%
82.6%
Percent with Cost Burden >30% of income
79.5%
83.5%
81.9%
Percent with Cost Burden >50% of income
68.9%
76.7%
73.2%
Total Number of Households
1 14,270 1
9,455
1 23,730
" housing problems include incomplete kitchen facilities, incomplete plumbing facilities, more than I
person per room (overcrowding), and cost burden greater than 301/6 of income.
Source: U.S. Department of Housing and Urban Development, CHAS, based on the 2012-2016 ACS.
Projected Needs
To calculate projected ELI housing needs, the City assumed 50% of its very low income Regional
Housing Need Assessment (RHNA) consists of ELI households. From its very low income need
of 675 units (see Table III-38), the City has projected a need of 337 units for ELI households.
Housing Options
Currently, more than 28% of the units within the City -owned affordable housing portfolio are
designated for extremely low-income households. Extremely low income households are also
eligible to receive rental assistance through the County of Riverside Housing Authority's Housing
Choice Voucher (Section 8) program. Small ELI households may also find affordable housing in
Single Room Occupancy (SRO) hotels, accessory dwelling units (ADUs), and guest houses, which
are typically affordable options. SROs are permitted in the SI zoning district with a Conditional
Use Permit. ADUs are permitted in the RE, R-1, R-2, R-3, HPR, and PR zoning districts. Guest
dwellings are permitted in the RE, R-1, R-2, HPR, and PR zoning districts.
5 Per HUD, the Extremely Low Income (ELI) income limit is the greater of either: 1) 60% of Very Low Income
limit ($37,650), which equals $22,590, or 2) poverty guideline established by Dept. of Health and Human
Services (HHS), which equals $26,200.
16 Palm Desert Housing Authority follows HCD requirements (not HUD) for ELI households.
Housing Element
III-80
TN/City of Palm Desert
General Plan/Housing Element
Large Households
Large households (those with 5 or more people) require larger homes with more bedrooms and
may find it difficult to locate adequate and affordable housing if there is a limited supply of larger
units. The cost of larger homes is typically higher than smaller units, and large families can
experience a higher cost burden associated with housing.
The 2018 ACS indicates there were 1,013 households with five or more persons in the City, which
constitutes 4.2% of all households. This represents a 5.9% decrease from year 2011 (1,076
households). Of large households, 411 (40.6%) are owners and 602 (59.4%) are renters. ACS also
identified a total of 2,446 housing units with 4 or more bedrooms, or 10.2% of all housing units in
the City. This may suggest that there are generally a sufficient number of larger housing units to
accommodate larger families.
Table III-39
City of Palm Desert
Household Size, by Tenure
Household Size
Owner -Occupied
Renter-Occu ied
Households
%
Households
%
1 person
4,897
33.0%
3,803
41.0%
2 persons
7,208
48.6%
3,108
33.5%
3 persons
1,602
10.8%
1,110
12.0%
4 persons
724
4.9%
649
7.0%
5 persons
302
2.0%
269
2.9%
6 persons
94
0.6%
200
2.2%
7 persons or more
15
0.1%
133
1.4%
Total Households
14,842
100.0%
9,272
100.0%
Total Households with 5+ Person
411
2.8%
602
6.5%
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25009
Table HI-40
City of Palm Desert
Number of Bedrooms, by Tenure
No. of Bedrooms
Owner -Occupied
Renter -Occupied
Total
Occupied Units
No. of Units
%
No. of Units
%
No. of Units
%
0 bedrooms
122
0.8%
572
6.2%
694
2.9%
1 bedroom
160
1.1%
2,511
27.1%
2,671
11.1%
2 bedrooms
5,838
39.3%
4,319
46.6%
10,157
42.1%
3 bedrooms
6,492
43.7%
1,654
17.8%
8,146
33.8%
4 bedrooms
1,926
13.0%
216
2.3%
2,142
8.9%
5+bedrooms
304
2.0%
0
0.0%
304
1.3°/u
Total
14,842
100.0%
9,272
100.0%
24,114
1 100.0%
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25042
Housing Element
111-81
TN/City of Palm Desert
General Plan/Housing Element
Despite the number of 4+-bedroom dwelling units in the current housing stock, renters occupied
the majority (77.3%) of overcrowded units. Only 216 of 2,446 units with 4 or more bedrooms are
rental units, indicating a need for additional large rental units.
Prices for larger units tend to be affordable only to moderate and above moderate income
households. Large, very low income households may find it difficult to find affordable and
adequate housing. The City implements a number of housing programs to assist with finding
adequate housing, including the provision of affordable housing units, mortgage and home
ownership guidance, and home rehabilitation programs.
Female -Headed Households
Female -headed households can experience lower incomes, higher living expenses, higher poverty
rates, and low rates of homeownership. Finding adequate and affordable housing is a high priority.
Special considerations for this population include proximity to schools, childcare, employment,
and health care.
As shown in Table I1I-6, there are 2,858 single -parent -headed family households in Palm Desert,
or 11.9% of all households. Male -headed family households comprise 4.3% of all households, and
female -headed family households comprise 7.6%. The number of female -headed family
households increased compared to 2010 (1,370 female -headed, 5.9% of total family households).
ACS data from 2018 show of the estimated 1,828 households with a female householder (no
husband present) in the City, approximately 41.3% had children under 18 years of age. Over one-
third (34.8%) of all families with incomes below the poverty level are female -headed households.
Table III-41
Female -Headed Household Characteristics
Number
Percent
Total Households
24,114
100%
Female -Headed Households, nospouse/partner present
1,828
7.6%
Female -Headed Households with own children under 18
755
-
Female -Headed Households without children under 18
1,073
-
Total Families, Income in the Past 12 Months Below Poverty Level
8
100%
Female Householders, Income in the Past 12 Months Below Poverty
Level
[139
1
34.8%
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP02; ACS 2018 Supplemental
Estimates Detailed Table K201703
The City's continued implementation of affordable housing projects, public outreach efforts on
fair housing issues, and efforts to maintain affordability restrictions on affordable units will serve
those female -headed households requiring housing assistance.
Housing Element
Ill-82
TN/City of Palm Desert
General Plan/Housing Element
Affordable Units at Risk
There are 67 restricted ownership units in the City which are at risk of losing their affordability
restriction. These units were built or rehabilitated by private parties, such as Habitat for Humanity
and Building Horizons through various programs in the past or are within existing projects. These
units are single family homes and mobilehomes distributed throughout the City. None of the
currently affordable housing apartments in the City are at risk of losing affordability restrictions
during or within 10 years of the planning period.
Maintenance of at -risk ownership housing units as affordable will depend largely on market
conditions, the attractiveness of financial incentives, if warranted. Because all 67 of the ownership
units are individually owned, controlling and maintaining affordability is particularly difficult. The
City will, however, be required to release the restriction when sales occur, and has an opportunity
at that time to renew affordability covenants. Program 3.C. addresses the preservation of these
units.
Riverside County Income Limits
Income limits for affordability are established annually on a regional basis by the Department of
Housing and Community Development. Table IH 42 provides the current (2020) income limits
applicable in Palm Desert. The median household income for a family of four in 2020 is $75,300.
Table III-42
Riverside County Housing Program Income Limits 2020
Number of Persons in Family
Income Category
1
2
3
4
Extremely Low
$15,850
$18,100
$21,720
$26,200
Very low
$26,400
$30,150
$33,900
$37,650
Lower
$42,200
$48,200
$54,250
$60,250
Moderate
$63,250
$72,300
$81,300
$90,350
Median
1 $52,700
$60,250
$67,750
1 $75,300
Source: HCD 2020 State Income Limits
Households Overpaying for Housing
When a household pays more than 30% of its income toward its housing expenses, it is considered
to be overpaying. The Comprehensive Housing Affordability Strategy (CHAS) database, provided
by HUD and based on American Community Survey data, describes the number of households, by
income, with housing cost burdens. The latest CHAS data for the 2013-2017 period for Palm
Desert are shown in the following table. Of all owner households, 35.6% are overpaying for
housing, and 18.0% are severely overpaying. The percentages are higher when analyzing lower -
income households as a group. Of all lower -income owner households, 67.8% are overpaying, and
44.7% are severely overpaying.
Housing Element
❑1-83
TN/City of Palm Desert
General Plan/Housing Element
The patterns are similar for renter households. Of all renter households, 48.2% are overpaying,
and 24.7% are severely overpaying. Of all lower -income renter households, 77.0% are overpaying,
and 46.1 % are severely overpaying.
Table III-43
Overpayment by Income Level, 2013-2017
Income Category'
Owners
Renters
Households
Percent
Households
Percent
Household Income less than or = 30% HAMFI:
1,270
1,545
Households overpaying
1,010
79.5%
1,290
83.5%
Households severely overpaying
875
68.9%
1,185
76.7%
Household Income >30% to less than or = 50% HAMFI:
1,195
1,215
Households overpaying
875
73.2%
1,125
92.6%
Households severely overpaying
515
43.1%
725
59.7%
Household Income >50% to less than or = 80% HAMFI:
2,020
2,250
Households overpaying
1,155
57.2%
1,445
64.2%
Households severely overpaying
615
30.4%
400
17.8%
Subtotal: All lower -income households
4,485
5,010
Subtotal: All lower -income HH overpaying
3,040
67.8%
3,860
77.0%
Subtotal: All lower -income HH severely overpaying
2,005
44.7%
2,310
46.1 %
Household Income >80% to less than or = 100% HAMFI:
1,215
875
Households overpaying
530
43.6%
320
36.6%
Households severely overpaying
240
19.8%
20
2.3%
Household Income > 100% HAMFI:
8""
3,570
Households overpaying
1,505
17.6%
380
10.6%
Households severely overpaying
325
3.8%
10
0.3%
Total Households
14,270
9,455
Total Households Overpaying
5,075
35.6%
4,560
48.2%
Total Households Severely Overpaying
2„570
18.0%
2,340
24.7%
' HAMF1= HUD Area Median Family Income
"Overpaying" is defined as spending >30% of gross household income on housing costs.
"Severely overpaying" is defined as spending >50% of gross household income on housing costs.
Source: U.S. Dept. of Housing and Urban Development, CHAS data for Palm Desert, based on 2013-2017 ACS.
For all income levels, the 2013-2017 CHAS Databook identifies 5,075 owner households and
4,560 renter households paying 30% or more for housing, for a total of 9,635 households
overpaying for housing.
Affordability of Housing
In order to determine the level of affordability for market housing in Palm Desert, a comparison
of for -sale and for -rent market housing was undertaken. Table M 44 illustrates that a moderate
income household of four in Palm Desert is able to find rental housing well within its ability to
pay, but cannot afford to buy a median priced home. The table demonstrates that while rental units
are affordable to moderate income households in the City, purchased units may not be affordable
to these households.
Housing Element
11I-94
TN/City of Palm Desert
General Plan/Housing Element
Table HI44
Affordability of Housing, 2021
Type of Housing
Ownership
Rental
Cost
Median Single -
Family Purchase
$485,000
N/A
Price
Median Mortgage
$2,780
N/A
Costs (PITI)
$1,260 (median)
Rental Rate
N/A
$1,691 (3-
bedroom)
30% of Moderate
$2,259
$2,259
Household Income
No Gap
Affordability Gap
$521
($568-$999
positive)
Regional Housing Needs Assessment Allocation
The State and Southern California Association of Governments (SCAG) develop housing
allocations for each Housing Element planning period. The Regional Housing Needs Assessment
(RHNA) is a minimum projection of additional housing units needed to accommodate projected
household growth of all income levels during the upcoming planning period. For the 2022-2029
planning period, Palm Desert's share of the RHNA is 2,790 housing units, segmented into five
income categories as shown below.
Table III45
RHNA by Income Category, 2022-2029
Units
Extremely Low Income 337
Very Low Income 338
Low Income 460
Moderate Income 461
Above Moderate Income 1,194
Total Units Needed 2,790
Housing Element
III-85
TN/City of Palm Desert
General PlantHousing Element
Quantified Objectives
Housing Element law requires the City to estimate the number of affordable units likely to be
constructed, rehabilitated, or conserved/preserved, by income level, during the upcoming (2022-
2029) planning period. As shown in the following table, the City reasonably expects that 2,790
housing units will be provided through new construction, and 67 through conservation.
Table III-46
Quantified Objectives Matrix, 2022-2029
Income Category
Extremely
Very Low
Low
Moderate
Above
Total
Activity
Low
Moderate
NewConstruction
337
338
460
461
1,194
2,790
Rehabilitation
67
67
Conservation
67
67
LANDINVENTORY
The City's Regional Housing Needs Assessment for the 2022-2029 planning period projects that
a total of 2,790 housing units will be needed in the City. Of these, 1,194 will be for above moderate
income households, and 461 will be for moderate income households. In addition, the City expects
to conserve a total of 67 units affordable to low income households, and rehabilitate 67 units with
substandard sanitary facilities (see Quantified Objectives, above).
Above moderate income units are expected to be market -driven, single-family homes traditionally
built in the City. More than adequate approved projects are available for above moderate units, as
shown in Table III-48.
Moderate income units are expected to be a combination of market rate rental units and assisted
units, based on the analysis provided in Table III-44, which shows that rental units are affordable
to moderate income households, but ownership units are not. Two moderate income sites, shown
with an asterix in Table III-47, are included in the Vacant Land Inventory to demonstrate that there
is sufficient capacity for these units. The sites are identified as "DD" and "H" in the Table and on
the land inventory map, and will result in 574 units, which exceeds the RHNA allocation of 461
units. Site DD (The Sands, described below) is entitled. Site H has completed a pre -application
review, and is currently being processed.
The remaining 1,135 housing units required for RHNA are for extremely low, very low, and low
income households. The City has identified vacant land that will allow the development of 1,764
units for extremely low, very low and low income households, as shown in Table III-47. These
lands include a combination of approved projects, projects currently being entitled, and vacant
lands which all have the Housing Overlay District.
Housing Element
III-86
TN/City of Palm Desert
General Plan/Housing Element
Land in the southern portion of the City is mostly built out, with only infill development
opportunities available at higher densities. The Land Use Element increased densities and provides
for the redevelopment of the downtown, including the San Pablo area, with a particular focus on
more urban housing environments in flanking neighborhoods. The Land Use Element also includes
the University Park area, which is designed to accommodate higher density.
Table III-47 lists the available vacant lands in the City by Assessor's Parcel Number and provides
the size of each parcel and the potential number of units that could be developed on each. All lands
shown in the Table have all utilities available immediately adjacent to them, including water,
sewer, electricity, and natural gas. As shown on the corresponding map, inventory lands are
geographically distributed throughout the City and not concentrated in any areas. As such, they
affirmatively further fair housing principles.
Lands provided in the inventory have been calculated at a density of 15 to 2-W23 units per acre.
Assuming The density ranLe assumes that 80% intensit} will be achieved based on: an average
unit size of 1,000 square feet, 28 units per acre can be achieved with 3-story buildings, which is
the current height limit in the Planned Residential (PR) zone. This also assumes common area
open space in compliance with Zoning requirements, and surface parking. As this zone allows
building coverage of 40%, there is more than sufficient space to accommodate the density assumed
in the inventory. Further, the density assumptions are conservative compared to typically built
densities in each of the zones. The most recent affordable housing, projects built in the City were
constructed at densities of 15 to 28 units per acre, including Carlos Ortega Villas. at 13 units per
acre , and the City currently has entitled or proposed affordable hOUSlnt, projects at densities of
17.5 to 27 units per acre on parcels of 10 acres or more:
• Me Sands, Site DD: 388 units on-17.5 acres 22/acre ;
• Pacific West, Site B, 274-269 units on 12 acres 23/acre ;
• Millennium private site, and 2 sites at Milleniiie•~ Site H, 330 units on 15 acres 22/acre ,
and
• Millennium City site, Site C, 240 units on 10 acres. 24/acre).
As described on page 111-46. Infrastructure Reuuirements, water, sewer and dry utilities are all in
place throughout the City. immediately adjacent to all the sites listed in Table 111-47. The current
pattern ofprojects being, proposed in the City also shows that 16arge sites are not constrained from
development, and are bein • developed four currentiv_proposed projects listed here
are on sites of 10 acres or large. In addition, when the City adopted the Housing Overlay District,
it placed it on all Inventory sites to increase capacity and allow higher densities on these
properties.
Housing Element
111-87
TN/City of Palm Desert
General Plan/Housing Element
Table III-47
Vacant Land Inventory of Sites for Extremely Low, Very Low, Low and Moderate
Income Units
Map
I Assessor's
Zoning
Allowable
Realistic
Potential
Ke
Parcel No.
GP1.
all HOD **
Acreage
Densi
Densi
Units
Vacant Entitled Sites
Town Center
DD
624-040-037
Neighborhood
P.R.-17.5
17.66
17.5
17.5
78
Town Center
DD*
624-040-037
Neighborhood
P.R.-17.5
17.66
17.5
17.5
310
Small Town
694-520-013,-
Neighborhood;
014, -015, -017,
Employment
E
-019 and -020
1 Center
P.R: 19
1 8.05
1 19
18
21
Subtotal Entitled Sites
409
Vacant Sites in the Entitlement Process
627-122-013
Small Town
LL
and -003
Neighborhood
R-2 HOD
1.43
3 to 10
20
28
Town Center
12 of
B
694-310-006
Neighborhood
P.R. 20
68.2
4 to 20
22.5
Town Center
H
694-190-087
P.R.22
14.97
22
22
44
-Neighborhood
Town Center
H*
694-190-087
1 Neighborhood
P.R.22
14.97
1 22
22
286
Town Center
Neighborhood;
Suburban
P.C.-(3),
10 of
C
694-120-0285
Retail Center
FCOZ
20.18
7 to 40
24
240
Public
Facility/Institu
KK
622-370-014
tional
P
1.84
N/A
N/A
36
Subtotal Sites in Entitlement Process
903
Vacant Sites
Regional
P.C.-(3),
15 of
A
685-010-005
Retail
P.C.D.
64.26
10 to 15
14
200
694-130-017 &-
Town Center
D
018
Neighborhood
P.R.-22
10.95
22
20
219
Town Center
F
694-510-013
Neighborhood
P.R.-22
16.32
22
20
326
624-441-014
Small Town
PP
throw -022
Neighborhood
P.R.-6
1.31
3 to 10
8
10
624-440-032
Small Town
QQ
throw -036
Neighborhood
P.R.-6
0.72
3 to 10
8
6
Small Town
627-041-010
Neighborhood/
through 013, -
Neighborhood
T
29 031 - 033
Center
R-3
1.36
7 to 40
15
20
Subtotal Vacant Sites
761
Total All Vacant Sites
2 093
* Moderate Income Site
** All sites in this Table have been assigned the Housing Overlay District.
Housing Element
111-88
TN/City of Palm Desert
General Plan/Housine Element
Commercial Designated Sites
Sites C and A are proposed on lands currently designated for Planned Commercial. In the case of
Site C. the land is owned by the City, and is currently under contract for development of 240
affordable housing units for very low and low income households (please see discussion below.
Pending Projects). This site has the HOD overlay, which allows parking reductions and fee waivers
for the development of affordable housing units. Site A is part of a larger holding owned by a
private party. The developer is preparing a Specific Plan which will include a minimum of 200
units affordable to very low and low income households. The Specific Plan, as allowed by State
law, will include site -specific zoning standards to allow the development of these units. The
Specific Plan submittal is expected in 2021-2022.
Small Sites
As described below, Site LL is City -owned. and will be developed for 28 units affordable to very
low and low income households. The City will consolidate the lots when development occurs.
As shown in the Table, approximately 2,449-093 units could be constructed on lands which are
currently available for multiple family residential development. As several of these sites are larger,
Program I .F has been provided to encourage the subdivision of these sites to facilitate multi -family
development, even though currently proposed projects for affordable housing in the City are on
sites of 10 to 15 acres. This inventory accommodates land needed for very low, low and moderate
income households, although as described above, moderate income households can afford market
rate rentals in the City currently.
According to the Fair Housing analysis (see • FX! Stine., 11 )Fd. hle r,OUSin-, PFOe_anis • seetion) the
City has a low segregation level, no racially or ethnically concentrated areas of poverty, equal
access to opportunity, and no disproportionate housing needs. The sites identified above will not
exacerbate any such conditions.
Pending Affordable Housing Developments
The following affordable projects are either entitled or proposed and anticipated to be built during
the planning period.
Entitled Projects
• The Sands Apartments (Site DD) on Hovley Lane is approved for a total of 388 multi-
family rental units. Of those, 78 are required to be affordable for very low income
households through an approved Development Agreement that requires that the units be
deed restricted. The balance are expected to be market units which will be affordable to
moderate income households.
Palm Desert 103 (Site E) will include 21 one and two -bedroom rental units reserved for
moderate income residents required by conditions of approval, which require that the units
be deed restricted. The project will be developed by a private party.
In May 2020, the City conveyed 14 vacant parcels on Merle Street to the Coachella Valley
Housing Coalition (CVHC) for the development of 14 detached single-family, self-help
ownership homes for very low and low income households. CVHC will deed restrict the
homes when they are developed. These lots are shown on the inventory as sites PP and 00.
Housing Element
111-89
TN/City of Palm Desert
General Plan/Housing Element
Projects Pending Entitlements
• Sagecrest Apartments (Site LL) will be rebuilt into a minimum of 28 units for very low
and low income households with the implementation of the Housing Overlay. The Housing
Authority is currently seeking proposals for this project. This Housing Authority project is
located at the corner of Santa Rosa and San Pasqual. The project will require a Precise Plan
approval when the developer is selected. The units will be deed restricted for very low and
low income households, and renters will be required to show proof of income. The DDA
for the project includes a requirement that the units be built by 2024.
Pacific West (Site B) The Successor Agency to the Palm Desert Redevelopment Agency
(SARDA) is under contract for the sale of 10± acres immediately east of the Sherriff's
station on Gerald Ford Drive, for the development of 270-269 units affordable to be deed
restricted for very low and low income households. The project was approved by the
Planning Commission in July of 2021. The developer is actively involved in securing
CDLAC/TCAC and other funding, and expects to begin construction in 2023.
Millennium Private site (Site H) will include 66 affordable rental units with 44 to very low
and low income and 22 to moderate, within a 330 unit market rate/moderate income project
on 10 acres. The affordability of the very low, low and moderate income units have been
secured in an approved Development Agreement. and will require deed restrictions. The
project is proposed by a private housing developer. The project is being designed, and a
Precise Plan application is expected in October of 2021.
Millennium City site (Site C) The City is currently under contract for the development of
240 units affordable to very low and low income households on 10 acres of land. The units
will be deed restricted. The project will be developed by a private housing developer on
City land. Entitlement applications are expected in 2022. financing will be secured in 2023.
and construction is expected in 2024.
Arc Village (Site KK) will include 36 affordable rental units, including 32 one -bedroom
units and 4 two -bedroom units, for special needs adults adjacent to the Desert Arc campus.
The project will be developed by a private party. This project will require a Precise Plan
application.
These entitled and pending entitlement projects will result in a total of 716 units affordable to very
low and low income households, and 596 units affordable to moderate income households. With
completion of these projects, the City will need to accommodate an additional 419 units for very
low and low income households, and would have an excess of 135 moderate income units when
all entitled and pending entitlement sites in Table 111-47 are developed. Table III-47 also shows
that the City has capacity for 761 units on vacant sites, almost double the 419 needed during the
planning period to complete the RHNA.
Table III48 provides a list of entitled projects which will be available for market housing, to
accommodate the City's RHNA for the above moderate income category. These projects include
plans for single family homes, condominiums and townhomes, and apartments. These projects are
Housing Element
III-90
TN/City of Palm Desert
General Plan/Housing Element
in various stages of development. Dolce is under construction. Stone Eagle.Big Horn Mountains,
Big Horn Canyon, and Ponderosa Homes lots are recorded and only single family building permits
are required. In the case of Montage, the project was approved in May, 2021 and is currently
proceeding to record the Tract Map and secure grading and building permits. In the case of
University Park, Millennium Apartments. Ponderosa Apartments, Precise Plan applications are
required to allow development. University Park, the Santa Rosa Golf Course. the Catavina site and
Villa Portofino require further subdivision and Precise Plan approvals. The various stages of
development allow for staged development throughout the planning period.
Table III-48
Vacant Above Moderate Income Sites
Map
Project Name
Remaining
Projected
Key
Lots
Units
1
Stone Eagle
25
25
2
Big Horn Mountains
10
10
3
Big Horn Canyon
31
31
4
University Park — Phase I
1,069
1,069
5
University Park — Phase II
1,291
1,291
6
University Park — Phase III
196
196
7
Millennium Apartments
330
264
8
Former Santa Rosa Golf Course
300
300
9
Former Catavina Site
159
159
11
Villa Portofino — Lot 1
145
145
12
GHA Montage
63
63
13
Ponderosa Homes
99
80
14
Ponderosa Apartments
140
140
15
Dolce
127
127
16
Monterey Ridge
202
202
Total Units
4,187
4,102
The map below provides the location of the sites shown in the inventory tables.
Housing Element
III-91
�....,
zo
r"
UH .� ` .
B 12 4 pfaF
5 1& E
TN/City of Palm Desert
General Plan/Housing Element
PUBLIC PARTICIPATION
The first workshop held for the Housing Element update was with the Palm Desert Housing
Authority Housing Commission on January 6, 2021. The Commission's discussion centered on
the City's RHNA, the sites on the inventory, and the provision of units for seniors. The
Commissioners indicated that senior units were needed at affordable rents, and that the upcoming
planning period seemed to be well planned for, given the projects that were moving forward.
The City made concerted efforts to reach all segments of the population for input into the Housing
Element update. On January 21, 2021, the City held a workshop for the community. A mix of
affordable housing developers, public agencies, interested parties and individuals were invited via
email. Formal invitations were sent to 21 organizations, including Habitat for Humanity,
Community Housing Opportunities Corp., Lift to Rise, and the Coachella Valley Housing
Coalition. In addition, the workshop was advertised on the City's web site, and in the Desert Sun
newspaper. Accommodation was provided for persons requiring hearing or visual assistance for
the virtual workshop, although none was requested from participants. Seventeen (17) people
attended, and had an active and productive conversation. The workshop began with a short
presntation, but was structured as a conversation among attendees, so that they could speak freely
about issues of concern. Affordable housing developers, including CVHC and CHOC, indicated a
strong desire to work with the City on projects, and clearly expressed their concerns regarding the
funding of projects, which require too many funding sources in recent years. Strong support was
expressed for the City's increased density to 40 units per acre. The City concurs with developers'
concerns about funding sources, and has included programs for projects in this Element where the
City will leverage its land to help with private developers' funding applications. However, because
of the Legislature's removal of housing set aside for affordable housing, the City's participation
in projects will be more limited during the planning period, and the City's focus in programs has
shifted to work with private parties to construct the required units.
A City Council study session was held on March 25, 2021, to discuss the status of the Housing
Element update and the recently adopted RHNA allocation. The City Council listened to a staff -
led presentation, and asked questions about various projects and sites on the City's inventory. The
focus of development in the University Park area for student and faculty housing for the future
expansion of the universities in this area was considered a top priority.
The Housing Element was posted on the Citv's website in June of 2021. The City also held an
additional Study Session with the City Council on amendments to the Housing Element on
September 9, 2021. Following that Study Session, the revised Draft Element was posted on the
Citv's website, and notices sent to community organizations, all of the participants in the City
previous workshops, and all those to whom workshop invitations had been sent to invite comments
on the revised Element, prior to its resubmittal to HCD. No comments were received during the
comment period.
Finally, public hearings were held before the Planning Commission and City Council for the
adoption of the Element, in ?? and ?? of 2021.
Housing Element
111-93
TN/City of Palm Desert
General Plan/Housing Element
GOALS, POLICIES AND PROGRAMS
Goal 1
A variety of housing types that meet all of the housing 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
New affordable housing projects shall be encouraged in all areas of the City. Special attention will
be made to distributing the units so that large concentrations of affordable housing in any one area
are avoided.
Program LA
The City shall work with affordable housing developers, non-profit agencies and other
stakeholders to implement the following affordable housing projects for extremely low, very low,
low and moderate income households during the planning period.
• 21 units at Palm Desert 103 (Site E): annually contact the landowner and provide them
with current City programs and incentives for the construction of the remaining units within
the project.
• 36 units at Arc Village (Site KK): continue to work with Desert ARC and affordable
housing developers to secure funding for these units for developmentally disabled persons.
The City will participate in the preparation of applications for State funding and reinstate
funding assistance when an application is prepared.
• 66 units at Millennium (Site F): the City will continue to work with the developer to process
the pending entitlements and finalize the affordable housing covenants consistent with the
existing Development Agreement.
The Cii,.y will ...11. ....taet the land ,. premeta the p eets to the deyele .-. en4
eo ..... ityand eaRti.. . to extend approvals.appf:epriate, to implement th
Responsible Agency: Community Development Department and Housing Authority
Schedule: I= 207rContinuous as these projects move forward
Housing Element
111-94
TN/City of Palm Desert
General Plan/Housing Element
Program 1.B
The City shall pursue the planning and implementation of the following projects for extremely
low, very low, low and moderate income households during the planning period. The City will
utilize public -private partnerships, grants and third party funding for these projects, and density
bonus incentives.
• 240 units at Millennium City Site (Site Q the City shall enforce the terms of its existing
agreement with the developer of this project, including maintaining project schedules and
expediting processing of applications. A minimum of 15% of the units will be reserved for
extremely low income residents.
• 28 units at Sagecrest Apartments (Site LL): the City will complete the UP process in 2022,
and establish an agreement with the successful developer for construction of the units by
2025. A minimum of 15% of the units shall be reserved for extremely low income residents.
• 2qW269 traits at Gerald Ford, west of Portola (Site B): the Citv will maintain the schedule
established in the existing agreement with the developer, participate in funding
applications, and participate in the fundin , through the existing land sale agreement, to
reach completion of construction b% IW 4.
and lobby in favor of 11,,.. ing fOF these p ects ,,.here a :se
Responsible Agency: Community Development Department and Housing Authority
Schedule: As described above, 2022-2025
Program 1.0
The City shall encourage and facilitate the development by private parties of the following projects
for extremely low, very low, low and moderate income units:
• 200 units at Key Largo (Site A): the City will continue to work with the land owner in the
completion of entitlement applications for the site, including the provision of Density
Bonus incentives, fee waivers and other incentives as appropriate.
• 78 units at the Sands (Site DD): the City will maintain contact with the land owner and
participate in funding efforts as the developer applies for TCAC and other funds for the
pro ect.
• 320 units within the University Neighborhood Specific Plan area (Site 1/5): the City will
maintain contact with the landowner and provide incentives, including Density Bonus and
fee waivers, as appropriate, to encourage development of these properties for housing
affordable to very low and low income households.,
0 The City shall annually eentaet the ewfleFs/develepers of these lands and review%iih them
the ineeniives amid Finaneing apimefis available through State and li�adffal 10an and grant
e being considered for the p eqs
The City will offer incentives, including Density Bonus, fee waivers and reduced building permit
fees for those nroiects includine a minimum of 15% of units affordable to extremely low income
households.
Responsible Agency: Planning Department
Schedule: 2022-2029
Housing Element
111-95
TN/City of Palm Desert
General Plan/Housing Element
Program LD
The City shall continue to implement the Self Help Housing program when funds are available.
The City will work with agencies such as Habitat for Humanity and Coachella Valley Housing
Coalition to identify funding and the location of these units. This includes the construction of the
14 homes on Merle, secured with CVHC. The City will implement the provisions of its agreement
with CVHC to assure the completion of the 14 self-help units by 2024.
Responsible Agency: Housing Authority
Schedule: 2022-2024 for Merle lots, annually throughout planning period
Program LE
The City shall maintain its inventory of sites zoned for PR-20 or more, and R-3, and shall
encourage the incorporation of extremely low, very low, low and moderate income housing units
into these projects as they are brought forward. These sites are included in the Vacant Land
Inventory (Table III-47), have been assigned the Housing Overlay District, and will be required,
consistent with AB 330, to meet the densities cited in the Inventory. The City will post Table Ill-
47 on its website immediately upon adoption of the Element. The City shall, as part of its Annual
Progress Report to HCD, analyze whether any Inventory site has been developed at a density less
than that shown in Table 111-47, and how any reduction was offset to assure that the City's RHNA
allocation can be met (no net loss).
Responsible Agency: Planning Department.
Schedule: As projeet appliemiens aFe suhtnine&022 for posting of Table 111-47. April of each
year for Annual Progress Report.
Program 1.F
Although the affordable housing projects currently approved or being entitled in the City occur on
parcels of 10 acres or more. tThe City will encourage further land divisions resulting in parcel
sizes that facilitate multifamily development affordable to lower income households in light of
state, federal and local financing programs (50-100 units) as development proposals are brought
forward. The City will discuss incentives available for land divisions (2-5 acres) encouraging the
development of housing affordable to lower income households with housing developers as
proposals are brought forward. The City will offer incentives for land division encouraging the
development of affordable housing including, but not limited to:
• priority to processing subdivision maps that include affordable housing units,
• expedited review for the subdivision of larger sites into buildable lots where the
development application can be found consistent with the Specific Plan,
• financial assistance (based on availability of federal, state, local foundations, and private
housing funds).
Responsible Agency: Planning Department
Schedule: As projects are proposed
Program 1.G
The City shall establish a pilot program to encourage development of ADUs and JADUs that are
dedicated as affordable units and made available for rent to low-income households for at least 30
years. The City program could include an incentive such as floor area bonus for the property
owner; reductions in building plan check fees, and/or inspection fees.
Housing Element
Ill-96
TN/City of Palm Desert
General Plan/Housing Element
Responsible Party: Planning Department
Schedule: Develop and publish program on City wehsite: 2021-2022, with regular Zoning
Ordinance update
Program LH
The City shall establish an SB 35 planning application and process that contains the requirements
of the law, the required objective development standards, and the processing requirements for these
projects.
Responsible Agency: Planning Department.
Schedule: Fiscal Year 2021-2022
Policy 2
The City shall encourage the rehabilitation of existing housing units through a variety of programs.
Program 2.A
The City shall consider CDBG funds for the Home Improvement Program for single family homes
by providing grants and low interest loans to program participants, with a focus on the 67 units
identified as having substandard kitchen and bath facilities, and continuing to refer residents to the
existing HVAC replacement program offered bN SCE. The HIP program will be provided to the
extent that funding is available, to up to €rve-eight households each year, and referrals made for
the SCE replacement program as they are received, on average to 7 residents annually.
Responsible Agency: Housing Authority
Schedule: Annually as fiinds ar@ ai, ailaNewith adoption of CDBG program funding
Program 2.B
The City shall develop a program for homeowner assistance for the rehabilitation of older and
substandard housing units. Funding sources to be considered include CDBG, HIP, and other
programs as identified.
Responsible Agency: Community Development Department
Schedule: Annually as funds are available
Policy3
The City shall preserve existing affordable housing units.
Program 3.A
The Housing Authority shall continue to subsidize affordable housing units it owns now and in the
future using operating revenues.
Responsible Agency: Housing Authority
Schedule: Annually in the Housing Authority Budget
Program 3.B
The Housing Authority shall maintain the existing resale restrictions and other subsidies on 301
ownership units.
Responsible Agency: Housing Authority
Schedule: Throughout the planning period
Housing Element
III-97
TN/City of Palm Desert
General Plan/Housing Element
Program 3.0
The City will research and identify ownership of the 67 ownership units at risk of losing
affordability covenants during or immediately following this planning period, and work with
owners to extend these covenants. Incentives could include:
financial assistance for the extension of covenants.
Offer HIP major rehabilitation loans to homeowners to secure extended restrictions.
Responsible Agency: Housing Authority
Schedule: Throughout planning period, one year prior to covenant expiration
Program 3.D
The Housing Authority owns approximately 1,114 existing rental housing units and will strive to
maintain its ownership and/or long term affordability of these units by a third party. Should the
Housing Authority sell any of its properties, the sale will include a deed restriction assuring that
the same affordability levels as occur prior to sale are maintained for a period of at least 55 years.
Responsible Agency: Housing Authority
Schedule: Annually in the Housing Authority Budget
Program 3.E
The City shall will host meetings between affordable housing developers and social
service agencies when new projects are developed to encourage the integration of services such as
child care, job training, vocational education, and similar programs into new affordable housing
projects through direct contact with both parties. For on -site child care, the City shall consider
allocation of the City's Childcare Mitigation Fee to new projects which provide the service.
Responsible Agency: Housing Authority, Community Development Department
Schedule: As projects are proposed
Policy 4
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, and disabled individuals and
families, and shall consider including units for such households in its projects.
Program 4.A
The City shall continue to enforce the provisions of the Federal Fair Housing Act. The City shall
continue its referral program to the Fair Housing Council of Riverside County, and shall maintain
information at City Hall and affordable housing complexes. Brochures and flyers shall be available
at Housing Authority properties, the Public Library, and Cite Hall, and at County social service
agency offices in the City. in order to assure that they are available to all community members.
Responsible Agency: City and Housing Authority
Schedule: Braehures and n..,,... aila le a4 u,,...iRg Authority PFOperties. Publie L :b.... and
C4*13rochures updated and refilled as needed to assure they are always available.
Housing Element
II1-98
TN/City of Palm Desert
General Plan/Housine Element
Program 4.13
The City shall work with the Senior Center and other appropriate agencies in the housing of
disabled residents. The City will annually train staff at the Senior Center and Housing Authority
properties in the needs of disabled residents, the requirements of the Americans with Disabilities
Act, and the Citr's Reasonable Accommodation policy,
Responsible Agency: Senior Center
Schedule: Annually through staff training program
Program 4.0
The City shall meet with non-profit developers and other stakeholders annually to establish and
implement a strategy to continue to provide housing affordable to extremely low-income
households. The City shall also consider applying for State and federal funding specifically
targeted for the development of housing affordable to extremely low-income households, such as
CDBG, HOME, Local Housing Trust Fund program and Proposition 1-C funds to the extent
possible. The City shall continue to consider incentives, such as increased densities, modifications
to development standards, priority processing and fee deferrals as part of the financing package
for projects which include extremely low income units.
Responsible Agency: City
Schedule: As pfojeets are PFOPOsedln conjunction with development of projects described in
Proerams LA through I.C.
Policy 5
The City shall strive to provide shelter for the homeless and persons with disabilities.
Program 5.A
The City shall continue to work with CVAG on a regional solution for homelessness with the CV
Housing First program, through a collaborative approach of the Coachella Valley Homelessness
Engagement & Action Response Team (CVHEART).
Responsible Agency: City Manager's Office
Schedule: Annually in the General Fund Budget
Program 5.11
The City will continue to coordinate with the Inland Regional Center, Desert Arc and other
appropriate agencies and organizations that serve the developmentally and physically disabled
population. The City will continue to encourage developers to reserve a portion of affordable
housing projects for the disabled, including those with developmental disabilities. The City will
support funding applications for such projects, and will consider fee waivers and reductions when
these projects are proposed. Housing Authority properties are one of the vehicles available to
encourage rental to developmentally disabled individuals.
Responsible Agency: Planning Department
Schedule: As projects are proposed
Program 5.0
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 award of CDBG funds for
homeless services.
Responsible Agency: Finance Department
Schedule: Annually with CDBG funding cycle
Housing Element
111-99
TN/City of Palm Desert
General Plan/Housing Element
Program 5.D
Review and revise, as necessary, the Zoning Ordinance to ensure compliance with Assembly Bill
(AB) 101 as it pertains to Low Barrier Navigation Centers, and AB 139 as it relates to parking for
emergency shelters being required for employees only. Modify the definition of"homeless shelter"
to include Low Barrier Navigation Centersthis use.
Responsible Agency: Planning Department
Schedule: 2022-2023 at regular Zoning Ordinance update
Policy 6
The City shall continue to utilize restrictions, applicant screenings, and other appropriate
mechanisms established as conditions of approval, restrictive agreements or other means in order
to preserve affordable for sale housing units for the long term.
Program 6.A
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 30 households should be
assisted every year.
Responsible Agency: City and Housing Authority
Schedule: Annually with annual compliance plan review
Policy 7
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 8
The City shall continue to address the needs of the senior population in development of housing.
Program &A
The City shall maintain the Housing Overlay District and Accessory Dwelling Unit standards in
the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: Annually review with state General Plan report
Program 8.B
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Community Development Department
Schedule: As projects are proposed
Policy 9
The City shall implement the State's density bonus law.
Program 9.A
Revise the Zoning Ordinance to ensure compliance with AB 2:345State law as it pertains to density
bonus requirements throughout the planning period.
Responsible Agency: Community Development Department
Schedule: at regular Zoning Ordinance update
Housing Element
Ill-100
TN/City of Palm Desert
General Plan/Housing Element
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
The City shall promote and affirmatively further fair housing opportunities throughout the
community for all persons regardless of race, religion, sex, marital status, ancestry, national origin,
color, familial status, or disability, and other characteristics protected by the California Fair
Employment and Housing Act (FEHA), Government Code Section 65008, and any other
applicable state and federal fair housing and planning law.
Program 11.A
Maintain andContinue to provide multilingual brochures and informational resources to inform
residents, landlords, housing professionals, public officials, and others relevant parties about fair
housing rights, responsibilities, and services.
Responsible Agency: Housing Authority
Schedule: Ongoing
Program 11.B
Coordinate with SunLine Transit Agency to expand services that provide reliable transportation
options to low income, disabled, senior, and other residents with limited access.
Responsible Agency: Community Development Department
Schedule: 2022-2029
Policy 12
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.
Program 12.A
The City shall maintain an Energy Conservation Ordinance which mandates conservation in new
construction beyond the requirements of the California Building Code.
Responsible Agency: Planning Department
Schedule: Annual review with state General Plan report
Program 12.B
The City shall encourage Green Building techniques, recycling in demolition, and the use of
recycled, repurposed and reused materials in all new housing projects to the greatest extent
possible.
Responsible Agency: Planning Department, Building Department, Public Works Department
Schedule: As projects are proposed
Housing Element
111-101
TN/City of Palm Desert
General Plan/Housine Element
Appendix A
Public Outreach Materials
Housing Element
III-102
TI
PALM DESERT
comet tNiTY WORKSFtOP Nonce
CITY OF PALM DESERT htOLASl Nfi ELEMENT COMMI.INITY
WORKSf tOl>
Tlkrsdald, )awu.artij 25., 2o22 — 3:001!.vu..
A cova.vu.uwit� worl2shop for the Cit,�'s I-tou.siwe ELemevwt LApdate (2021-2029
?LavL,wiwg period) wUL be held Thursdaojawuaro 2i, 202i, at 3:00 p.vu. via
Zoom. At this worizshop, the City wUL discuss bac erouwd iw formatiovL,
regardiwg its upcovu.iwg I-tousiwg ELemewt Lkpdate iwcLudiwg wew state
+tousiwg ELemewt Law, the 202i-2029 R.egiovvaL ftou.siwg Needs Assessvu,ewt
(IzFtNA) aUocatiow forthe Cito awd take public covumewts ow the Ltpdate froW,
those attewdiwg. ALL members of the public are ewcouraged to attewd.
The Ftousiwg ELemewt is a series of goaLs, policies, awd ivupLemewtatiow
measures for the preservatiov-, i provevu.ewt, awd deveLopmewt of housiwg,
which wouLol appLU throughout the City. it meets the regvu revu.ewts of the
Califorwia Departmevut of Ftousiwg awd Com uuwitlo, DeveLcpK&ewt, awd state
Law.
To participate iw the worleshcp via zoom, ?Lease Rsvi> bij emaU to
eeeja@citWofpaLvu,desert.Ore bo 10:00 A.M. On, the da0 of the Meetiwg (reciuests
received after io:00 a.m. ow vu.eetiv,g dad mad wot be processed). specific
ciuestiows regardiwg the worleshop or ftousiwg ELevwevwt vKaU be directed to Eric
Ceja, T>riweipaL i>Lav,,wer, at (760) 346-o6zz or eceja@citdofpaLK&olesert.org.
The City of Palru. Desert prontotes fair ho�csiwg awd ntckes all pro@rarocs available to low-iwcome fame Ues
awd iwdividuafs, regardless of race, rebi@iow, color, watiowwl on@iw, aweestry physical disability, mewtal
disability, medical cowditiow, mcktal status, political affi.liatiow, sex, age, sexual orientatiow or other
arbitrary factor.
AFF DMLF XWSNGDFVELWERS
RaOorW Commllml, R.mu.rn
Bill Mann Ann, Romp, Cuumolgd. CA 91730
CA
Tony Mln, W-h;uleitlpne
B0B-137-4783 L
LAITo RMe
1S110 FWA WenrW Dr. SViY 100, Palm Denrl. CA OnW
CA
Tw`fl x
V rOlea
mYsnre,$'Inf
cpanN Lea
vaoom'
anm'
COmmaniry Xoaamo Corpaa0on
50]01 FenM1eW,GBi53i
CA
H
Mm
]0]g59-3157 elwemuanq
m'a -oad
Valley Xounrq CNlipon
lAmmmaSL Ind CA OI
Monrw Sl YElo CO.
CA
nXarhrye
]80-N]-]15] Marvvnn nanar. y. n• y ee en
P-11.Coat.l.
Paafic We9
630
4W E E.,I
S. ID0.EeglDmwmL
CA
Darren BeMndn
U.mm m,
m••namen....•....... a.w...m,..... Qom
XepiMlbr XumpniM
DlmmlftW
*D,t A
]188p OINn SMre Dr, pB, Palm DeaeM1 CA8II11
CA
I.I.."all,
190�998$Bl] am.y�a e•.
WVEg6£E0.YRY
SlM nn annue All—
ney cm,
IPopl Naba]a
WVF.ppCgMY �n�h br uv'm..evvuy
12NO Fm.1 anon 6. YnGwr
G
/n0l npdall
IaValll,ll!
.11.o GeM ana-.. iiii
/solve-rrtl yeP
WVEWWIE CQMfY LAerlm
D.an Cawr
G
a]Mn.—I ryaio.
Tuesday, January 12, 2021 at 08:21:03 Pacific Standard Time
Subject: Palm Desert Housing Element Update - Virtual Community Workshop Notice - Join us!
Date: Tuesday, January 12, 2021 at 8:19:19 AM Pacific Standard Time
From: Kimberly Cuza <kcuza@terranovaplanning.com>
BCC: Andrew@greendev.co <Andrew@greendev.co>, mrisdon@acof.org <mrisdon@acof.org>,
affordablehomestead@gmail.com <affordablehomestead@gmail.com>, Riaz@marrscorp.com
<Riaz@marrscorp.com>, apreedge@cityventures.com <apreedge@cityventures.com>,
julie.bornstein@cvhc.org <julie.bornstein@cvhc.org>, mdiacos@cypressequity.com
<mdiacos@cypressequity.com>, Ivandeweghe@decro.org <Ivandeweghe@decro.org>,
smoreno@families-forward.org <smoreno@families-forward.org>, jon@hipsandiego.org
<jon@hipsandiego.org>, paul@integrityhousing.org <paul@integrityhousing.org>,
rubina@olivecs.org <rubina@olivecs.org>, tcox@cvag.org <tcox@cvag.org>,
cesarc@kennedycommission.org <cesarc@kennedycommission.org>, esantana@ush.us
<esantana@ush.us>, ggardner@usapropfund.com <ggardner@usapropfund.com>,
tmize@workforcehomebuilders.com <tmize@workforcehomebuilders.com>,
tmize@nationalcore.org <tmize@nationalcore.org>,1Silver@chochousing.org
<JSilver@chochousing.org>, CLiuzzo@chochousing.org <CLiuzzo@chochousing.org>,
YLyashenko@chochousing.org <YLyashenko@chochousing.org>, MHachiya@chochousing.org
<MHachiya@chochousing.org>, Maryann.Ybarra@cvhc.org<Maryann.Ybarra@cvhc.org>,
DarrenB@tpchousing.com <DarrenB@tpchousing.com>, jortiz@nphsinc.org
<jortiz@nphsinc.org>, executivedirector@hfhcv.org <executived i rector@ hfhcv.org>,
info@hfhcv.org <info@hfhcv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@lifttorise.org
<info@lifttorise.org>, VNicholas@chochousing.org <VNicholas@chochousing.org>, Eric Ceja
<eceja@cityofpalmdesert.org>, jgonzales@cityofpalmdesert.org
<jgonzales@cityofpalmdesert.org>, Nicole Criste<ncriste@terranova pIan ning.com>, Bitian
Chen <bchen@terranovaplanning.com>
Attachments: image001.png
r]
PALM DESERT
aomm .Nmy WOR,Kz"op NOTICE
CITY OF PALM DESERT f tOI.tSINCi 6L6M6NTCOMMI.
WORKSf-hOP
T11krsolaN,1� ► j 21, =2-t - 3:00 p.wi..
Aeovum"v ty worlq-sHop for the G.ty's Ftousi.w@ eLelnn,ewt update (2
Page 1 of 2
plawKiK,O period) wUL be held Thursdaujawuaru 21., 2021, at 3:0
Zoom. At this worFashop, the eitd wUL discuss baclegrott" iw
regardiwg its upcovu,iwg I-tousiwg c-Lemtv%,t update iwcludiwg
1-Fousivtg 6Lew+ewt Law, the 2021-20z9 RegiowaL ftousi" Needs A
(R.FtNA) allocatiow for the 6tU awd talze public cov nitvvts ovi. the L,q
those atten.diwg. ALL members of the public are eweou.raged to atte"
T1ie Ftousiwg c-Lem tvtt is a series of goaLs, policies, a" i'mpLei
Measures for the preservatiovi., 'M&provemev,,t, avA deveLopvu,evt of
which wouLol appL,�j throughout the it meets the rec(Laremei
call fomv a pepartmew.t of Ftousiwo a" Covu.vu.uK.itlq, peveLopvwewt,
Law.
To participate ivy. the worieshop via Zoom, ?Lease TZ SVP bU
eeeja@eitWehaLwt.desert.orci, bU io:oo a.m. ow the daU of the meetiwo
received after io:oo a.m. ow meetiwg daU maU mot be processed)
gKestiows regardiwg the worleshop or Ftousiv%,g ELeva.ewt maU be direc
eeja, Pn'"ipaL -PtQv,,Ker, at (760) 346-0611 oreceja@citUofpaLvwdes
The OLtd of ?aLM Aesert promotes fa%r hous%wg awd males aLL programs avaUable to Low-Lw
awd Lwd vtduals, regardless of race, reUg6ow, color, m.atiom aL ori.g%w, amoestry ph js%caL disa{
d%sabt td, m,.evkoaL Gom.CULow, me.arital status, politLeaL a f f UatLom., sex, age, sexual orient
arKtrard factor.
Page 2 of 2
Houdngflemmt Worbhop RSVP UA-laluaryll, 3031
Name
OrWiatlon
Arm Water
Oty'a Houdng Commisdan
Taylor Verner Libalt
Oh to Rise
Milady M1brd..
DDmaault
Oty'a Houdng Commlaion
)moles
aty:Houdngcommismn
Habitat for Humanity
loy Alva
Communities HoudngOpportunttlea Corpuredon
TonyMize
National Core
Emlllaheoft.
Coachella Valley Housl y Coalition
Aaammir Rutbowabi
Coachella Valle, Haukn,C litlon
ann¢Tellm
Coachella Valle, HouOnCoalition
9milahkGrath
Cnxhella Valle, HouOM elltlon
Gretthen Gutlary
Da,t Valleygulld—J%mxixlona
Emil
annbnamemau.[om
[avlarPlihtorise.ore
I Nleolal3lAemall m,
danwult®msn com
eulnawcdAema'I tom
.mutivelirectorPER
Emilia. Mm—ffitcvhc or,
Aawomir PutYawski9cvM1c.or¢
She,l, Grath corn
Shp a M[G rth[®CVM1c ore
eePtM1edvba.ore
Background and Requirements
The Housing Element is one of the Elements required in our General Plan
■ It is the only Element that must be updated on a regular schedule.
® Upcoming planning period: 2022-2029
The purpose of the Housing Element is to assure that the City facilitates the
development of housing for all economic and social segments within the
community.
• The City has a long history of actively participating in the development of
affordable housing, and currently owns 1,127 affordable housing units.
About Palm Desert
Current Population: 52,986
Median Age: 53.0 years
■ Households: 24,114
■ Median Household Income: $57,578 (below the County median of $66,964)
■ 21,933 residents work (41% of the population)
• Management (36%)
• Service (25%)
• Sales and office (28%)
■ 39.6% of residents work in the City
About Palm Desert
Median housing value is $335,400
Median rent is $1,260
959 housing units are overcrowded
• 218 overcrowded units are owner -occupied.
• 741 overcrowded units are renter -occupied.
• 9,635 households are overpaying for housing (more than 30% of income)
• 3,040 lower income owners are overpaying
• 3,860 lower income renters are overpaying
Regional Housing Need Allocation (RHNA)
RHNA by Income Category, 2022-2029
RHNA Allocation
Extremely Low Income 336
Very Low Income 337
Low Income 459
Moderate Income 460
Above Moderate Income 1,191
Total Units 2,783
Looking to the Future
it There are several projects in development that will come forward in the 2022-
2029 planning period:
• 270± units are in early development stages for 10 acres owned by the SARDA.
200± units are in early development stages on 10 acres owned by the City at Dinah Shore and Portola.
• Minimum 28 units units at Sagecrest Apartments, at the corner of Santa Rosa and San Pasqual.
. 384 units next to Canterra Apartments, 61 of which will be reserved for low income households.
200± units at Dinah Shore and Key Largo, as part of a larger Specific Plan being prepared by a private
developer.
* 14 self help ownership units on Merle, near Cook Street, through the Coachella Valley Housing
Coalition.
The City will continue to work with the development community to facilitate additional projects as they
are proposed.
Available Sites
I
The City needs to identify sites for 1,592
units for very low, low and moderate
income households.
The City has identified sites for 1,973 units
for these income levels. !'
The City has approved projects which will
provide 4,405 above moderate income
units.
Next Steps
■ The
Housing
Element
Draft will be completed in early spring, and submitted to
the
State for
review.
• Planning Commission and City Council hearings are expected in late summer
of 2021.
Discussion
We want your input. Please give us your feedback.
Wednesday, September 1, 2021 at 15:47:59 Pacific Daylight Time
Subject: Palm Desert Housing Element Study Session
Date: Friday, August 27, 2021 at 2:44:30 PM Pacific Daylight Time
From: Kimberly Cuza <kcuza@terra nova planning.com>
To: Kimberly Cuza <kcuza@terra nova planning.com>
BCC: Andrew@greendevco <Andrew@greendev.co>, mrisdon@acof.org <mrisdon@acof.org>,
affordablehomestead@gmail.com <affordablehomestead@gmail.com>,
mdiacos@cypressequity.com <mdiacos@cypressequity.com>, Riaz@marrscorp.com
<Riaz@marrscorp.com>, tmize@workforcehomebuilders.com
<tmize@workforcehomebuilders.com>, ggardner@usapropfund.com
<ggardner@usapropfund.com>, esantana@ush.us <esantana@ush.us>,
cesarc@kennedycommission.org <cesarc@kennedycommission.org>,
apreedge@cityventures.com <apreedge@cityventures.com>, julie.bornstein@cvhc.org
<julie. bornstein@cvhc.org>, Ivandeweghe@decro.org <Ivandeweghe@decro.org>,
smoreno@families-forward.org <smoreno@families-forward.org>, jon@hipsandiego.org
<jon@hipsandiego.org>, paul@integrityhousing.org <paul@integrityhousing.org>,
rubina@olivecs.org <rubina@olivecs.org>, tcox@cvag.org <tcox@cvag.org>,
tmize@nationalcore.org <tmize@nationalcore.org>, JSilver@chochousing.org
<JSilver@chochousing.org>, Charles Liuzzo <cliuzzo@chochousing.org>, Yegor Lyashenko
<YLyashenko@chochousing.org>, Minami Hachiya <MHachiya@chochousing.org>, Maryann
Ybarra <maryann.ybarra@cvhc.org>, Darren Berberian <DarrenB@tpchousing.com>,
jortiz@nphsinc.org <jortiz@nphsinc.org>, executivedirector@hfhcv.org
<execut1vedirector@hfhcv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@lifttorise.org
<info@lifttorise.org>, Info HFHCV <info@hfhcv.org>, Vince Nicholas
<VNicholas@chochousing.org>, Eric Ceja <eceja@cityofpalmdesert.org>, Jessica Gonzales
<jonzales@cityofpalmdesert.org>, Nicole Criste <ncriste@terra nova plan ning.com>, Bitian
Chen <bchen@terranovaplanning.com>, Cynthia Michaels
<cmichaels@terranovaplanning.com>, jannb774@gmail.com <jannb774@gmail.com>,
taylor@lifttorise.org <taylor@lifttorise.org>, tallgirlof3@gmail.com <tallgirlof3@gmail.com>,
donnaault@msn.com <donnaault@msn.com>, guinawcd@gmail.com
<guinawcd@gmail.com>, executivedirector@hfhcv.org <executivedirector@hfhcv.org>,
JSilver@chochousing.org <JSilver@chochousing.org>, tmize@nationalcore.org
<tmize@nationalcore.org>, Emilia. Mojica@cvhc.org<Emilia.Mojica@cvhc.org>,
Slawomir.Rutkowski@cvhc.org <Slawomir.Rutkowski@cvhc.org>, Anna.Tellez@cvhc.org
<Anna.Tellez@cvhc.org>, Sheila.McGrath@cvhc.org <Sheila.McGrath@cvhc.org>,
gg@thedvba.org <gg@thedvba.org>
Attachments: image.png, PD HE Study Session Notice.jpg
PALM DESERT
As a participant in our community workshops for the City of Palm Desert's Housing Element Update, we
wanted to let you know of this upcoming Study Session. The Study Session will be a presentation followed
by Planning Commission and City Council comments and questions, and we hope that you can attend and
listen in. Following the Study Session, the City will post the revised Housing Element on its website for
public comment, from September loth through September 24th. We invite you to provide comments on the
Element through this portal: Housing Element City of Palm Desert
Page 1 of 3
73-i to FRFII W00% DRIVE
PAIN DEVRI, CALIFIIRVIA 9i260-2578
M:76o 346-o6tt
do,oti0pRlmdoen arg
NOTICE OF JOINT STUDY SESSION
OF THE
PALM DESERT CITY COUNCIL
1:1ki111
PLANNING COMMISSION
NOTICE IS HEREBY GIVEN that the Palm Desert City Council and the Planning
Commission will convene for a Joint Study Session Thursday, September 9, 2021, at
2:00 p.m. — a Virtual Meeting. Said Study Session will be for the purpose of a proposed
draft Housing Element presentation by Terra Nova Planning & Research. Resulting
recommendations will be considered at an upcoming Regular City Council Meeting,
NORMA I. ALLEY
CITY CLEO
Posted: August 19, 2021
NO ARTIONR WII I RF TAIMN AT TNC QTI UVV QFQQIl)tJ
Page 2 of 3
NOTE: Pursuant to Executive Order N-29.20, this meeting maybe conducted by teleconference
and there will be no in -person public access to the meeting location.
Study Session is live -streamed on the City's website: www.cityofpalmdesert.org/ under the
Council Agenda link at the top of the homepage and by selecting the September 9.2021 Study
Session scheduled for 2:00 p.m.
Page 3 of 3
Friday, September 3, 2021 at 13:49:22 Pacific Daylight Time
Subject: Palm Desert Housing Element Study Session
Date: Friday, September 3, 2021 at 1:48:29 PM Pacific Daylight Time
From: Kimberly Cuza <kcuza@terranovaplanning.com>
BCC: josieare@gmail.com <josieare@gmail.com>, info@pdacc.org <info@pdacc.org>,
gg@thedvba.org <gg@thedvba.org>, Jessica Gonzales <jonzales@cityofpalmdesert.org>,
Nicole Criste <ncriste@terranovaplanning.com>
Attachments: image001.jpg, image002Jpg
PALM DESERT
As a participant in our community workshops for the City of Palm Desert's Housing Element Update, we
wanted to let you know of this upcoming Study Session. The Study Session will be a presentation followed
by Planning Commission and City Council comments and questions, and we hope that you can attend and
listen in. Following the Study Session, the City will post the revised Housing Element on its website for
public comment, from September loth through September 24th. We invite you to provide comments on the
Element through this portal: Housing Element I City of Palm Desert
IIIY 01 P H I M 0
73-5to FRFn WARiN(, DRIAF
PALM OF+FRr, CAI II OR v IA 92 260-25 78
TEL:76o 346—o6tt
inBwriqu(palmdrncn orR
NOTICE OF JOINT STUDY SESSION
OF THE
PALM DESERT CITY COUNCIL
AND
PLANNING COMMISSION
Page 1 of 2
i�
NOTICE IS HEREBY GIVEN that the Palm Desert City Council an(
Commission will convene for a Joint Study Session Thursday, Septemb
2:00 p.m. — a Virtual Meeting. Said Study Session will be for the purpose
draft Housing Element presentation by Terra Nova Planning & Researc
recommendations will be considered at an upcoming Regular City Council
Ay1_11d4- / C
NORMA I ALLEY, M C
CITY CLER
Posted: August 19, 2021
NO ACTIONS WILL BE TAKEN AT THE STUDY SESSION
NOTE: Pursuant to Executive Order N-29-20, this meeting may be conducted by
and there will be no in -person public access to the meeting location.
Study Session is live -streamed on the City's website: www.citvofpalm desert.
Council Agenda link at the top of the homepage and by selecting the September
Session scheduled for 2:00 p.m.
Page 2 of 2
Friday, September 10, 2021 at 15:13:32 Pacific Daylight Time
Subject: FW: Screen Shot of Housing Element Website Update
Date: Friday, September 10, 2021 at 3:10:10 PM Pacific Daylight Time
From: Nicole Criste <ncriste@terra nova plan ning.com>
To: Kimberly Cuza <kcuza@terranovaplanning.com>
Attachments: image001Jpg, image002.png, image003Jpg, image004Jpg, image005Jpg
For PDHE Appendix
Nicole Sauviat Criste
Principal
TERRA NOVA PLANNING & RESEARCH, INC.@
42635 Melanie Place, Ste 101
PALM DESERT, CA. 92211
(760)341-4800
FAX#:760-341-4455
E-Mail: ncriste@terranovaplanninD.corn
From: "eceja@cityofpalmdesert.org" <eceja@cityofpalmdesert.org>
Date: Friday, September 10, 2021 at 2:54 PM
To: Nicole Criste <ncriste@terranovaplanning.com>
Cc: "jgonzales@cityofpalmdesert.org" <jgonzales@cityofpalmdesert. org>
Subject: Screen Shot of Housing Element Website Update
Attached is the screenshot for the HE website update.
A h....yw[e.. . q ca. %a ,,* It (, asre a.eae • () arbMcd Cr ■ \ a,nrrrr4w. ■ 4 wr,•..�yn. a p +r,tk..,r tar.<
C Q •«r�iu�<w*-•<�n,a.".,:rwnvaw„ro'w»•�o-..w„w.rl+...
ara+ 0 ear..a, G...a 0 ��^. • ww � l..<.r..s �: 'u... I ,mxx. =..
PALM DESERT
C AI II0RR IA
RESIDENTS BUSINESSES
HOUSING ELEMENT
0
ol.e aarponent or me tnerN Iran is tM mll>b9Fk�CC,1r ka„ "; � ,...:.
"kin Mtltr Crtltl'ht I IpIdrton of ed CaMnd rKMIng! MnGywth bategoTph;Yt Houj ia
W4ftnt k one of the nwNatory Nemenls Mat is mleaaed n pan of any Gererat pL
and Ia 04 wy ewe nt t to Wally a "Ma( i Ile Or,
Oepa<tmml of fa
tf a
Carl" P Deallopnu,0 ear an Ngtd yter r in T)w01 Cary s Honlnq E4mmt far tlr
plarnbq pe,tod 1%e 7171 nn Wt fMlllad h 7014
Re CRy at pNrn Overt it In p.e peens ot updNinq and .le Iwirq tp negin to K
mte Nm wq Flewrne It you lure arty ean•.nenn to"daft i wq F eemme to e
1111ICq.@rb 2011 Ion_ phase send tnern QrMee to FrK (eta, Oep,ItY plrnty e
-rNot, nent Se -tees N tY[N4"TLn'r aJ
Page 1 of 2
Thanks,
Eric Ceja
Deputy Director of Development Services
Ph:760.346.0611 Direct:760.776.6384
eceja@cit�ofpalmdesert.ora
rAL11 0_S_FT
a's ortl
..f t
Install the Palm Desert In Touch app to stay in touch with your community
Ani4rnirl Annlo AAnhiln \A/nh
1 arty mmnaras m tlia ¢ p rg@a
P*afa uM Nem elrectrym fna Cell . D," Daecaa of
Page 2 of 2