HomeMy WebLinkAboutPD Adopted HE Ltr to CM 6/2/22STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
June 2, 2022
Todd Hileman, City Manager
City of Palm Desert
73510 Fred Waring Drive
Palm Desert, CA 92260
Dear Todd Hileman:
RE: Palm Desert’s (2021-2029) Adopted Housing Element
Thank you for submitting the City of Palm Desert’s (City) housing element adopted
March 10, 2022 and received for review on April 5, 2022. Pursuant to Government Code
section 65585, subdivision (h), the California Department of Housing and Community
Development (HCD) is reporting the results of its review. Our review was facilitated by
communication with Nicole Christie, Consultant.
The adopted housing element addresses most statutory requirements described in
HCD’s November 24, 2021 review; however, additional revisions are necessary to fully
comply with State Housing Element Law (Article 10.6 of the Gov. Code), as follows:
1. Affirmatively further[ing] fair housing in accordance with Chapter 15
(commencing with Section 8899.50) of Division 1 of Title 2…shall include an
assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd.
(c)(10)(A).)
Site Inventory: Per the previous review, the element must discuss the
concentration of sites identified to accommodate the lower-income regional
housing need allocation (RHNA) in the Town Center Neighborhood in the
northern part of the City. The analysis should discuss the magnitude of the
impact including the number of units by income group relative to locations or
neighborhoods within the City, including any isolation of the RHNA and then
address whether sites exacerbate or improve segregation and integration.
Goals, Actions, Metrics, and Milestones: As stated in the previous review, goals
and actions must specifically respond to the analysis and to the identified and
prioritized contributing factors to fair housing issues and must be significant and
meaningful enough to overcome identified patterns and trends. Actions must
have specific commitment, metrics, and milestones as appropriate and must
Todd Hileman, City Manager
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address housing mobility enhancement, new housing choices and affordability in
high opportunity areas, place-based strategies for community preservation and
revitalization and displacement protection. For example, the element should
include specific metrics and milestones for Programs 2.B, 3.E, 4.B, 5.B, 5.C,
11.A, and 11.B and target programs to specific areas if the community.
2. An inventory of land suitable and available for residential development, including
vacant sites and sites having realistic and demonstrated potential for
redevelopment during the planning period to meet the locality’s housing need for
a designated income level, and an analysis of the relationship of zoning and
public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Sites Inventory: As stated in the previous review, Site A allows for a maximum
density of 15 units per acre, and the analysis does not provide sufficient evidence
that densities in in the10-15 range provide the financial feasibility needed to
support housing affordable to lower-income households. As such, HCD is not
considering Site A when determining the adequacy of sites to accommodate the
RHNA for lower-income households.
3. The Housing Element shall contain programs which assist in the development of
adequate housing to meet the needs of extremely low-, very low-, low- and
moderate-income households. (Gov. Code, § 65583, subd. (c)(2).)
Program 1.A (Affordable Housing Developers): HCD understands the Planning
Commission approved the 66 units at Millennium (Site H) in March 2022 and the
developer is working on construction drawings. The Program should be updated
to reflect the recent outcome and determination by the Planning Commission.
4. Local governments shall make a diligent effort to achieve public participation of
all economic segments of the community in the development of the Housing
Element, and the element shall describe this effort. (Gov. Code, § 65583,
subd.(c)(9).)
The element did not address this requirement. As stated in the previous review,
the element must demonstrate diligent efforts to engage all economic segments
of the community in the development of the housing element, especially lower-
and moderate-income groups. For example, the element could describe the
availability of materials in multiple languages, surveys, or other efforts to engage
a variety of groups and persons in the preparation of the element. Please see
HCD’s November 24, 2022 review for additional information.
The element will meet the statutory requirements of State Housing Element Law once it
has been revised and re-adopted to comply with the above requirements.
Todd Hileman, City Manager
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For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if
a local government fails to adopt a compliant housing element within 120 days of the
statutory deadline (October 15, 2021), then any rezoning to accommodate the RHNA,
including for lower-income households, shall be completed no later than one year from
the statutory deadline. Otherwise, the local government’s housing element will no longer
comply with State Housing Element Law, and HCD may revoke its finding of substantial
compliance pursuant to Government Code section 65585, subdivision (i).
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. During the housing element revision
process, the City must continue to engage the community, including organizations that
represent lower-income and special needs households, by making information regularly
available while considering and incorporating comments where appropriate. Please be
aware, any revisions to the element must be posted on the local government’s website
and to email a link to all individuals and organizations that have previously requested
notices relating to the local government’s housing element at least seven days before
submitting to HCD.
Several federal, state, and regional funding programs consider housing element
compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill
(SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s
Affordable Housing and Sustainable Communities programs; and HCD’s Permanent
Local Housing Allocation consider housing element compliance and/or annual reporting
requirements pursuant to Government Code section 65400. With a compliant housing
element, the City meets housing element requirements for these and other funding
sources.
For your information, some general plan element updates are triggered by housing
element adoption. HCD reminds the City to consider timing provisions and welcomes
the opportunity to provide assistance. For information, please see the Technical
Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html
HCD appreciates the effort provided by Nicole Criste, Consultant, throughout the
housing element review. We are committed to assisting the City in addressing all
statutory requirements of State Housing Element Law. If you have any questions or
need additional technical assistance, please contact John Buettner of our staff, at
john.buettner@hcd.ca.gov.
Sincerely,
Paul McDougall
Senior Program Manager
Clty of Palm Desert
JUL 2 9 2022
\ Community Development
L J TERRA NOVA PLANNING & RESEARCH, INC.
July 28, 2022
Ms. Melinda Coy
California Department of Housing and Community Development
2020 West El Camino Avenue, Suite 500
Sacramento, CA 95833
RE: City of Palm Desert 41h Draft Housing Element Update
Dear Melinda:
Pursuant to our meeting of July 12th, I have attached the 41 draft of the Housing Element
for formal review. As we discussed,we hope that you complete your review and provide
conditional consistency for this draft by August 12th, so that the Element can be heard by
the Planning Commission on August 16th, and City Council in September.
The revisions were posted to the City's website on July 181h.No one had previously
requested notification,and no comments were received.
Please feel free to contact me if you have any questions. We look forward to receiving
confirmation of conformance with State law.
Sincerely,
Nicole Sauviat Criste
Principal
Cc: Jessica Gonzales
Rosie Lua
42635 MELANIE PLACE, SUITE 101, PALM DESERT, CA 92211 (760) 341-4800
TN/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.
BACKGROUND
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.
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(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.
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• 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
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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.
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• 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 inventory for 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 successful and will be modified to address current projects.
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 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 12=L 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.
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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 35'Avenue(southeast corner)
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 of affordable housing units into the next planning period.
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.
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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 and moderate income housing units into these
projects as they are brought forward.
Responsible Agency: Planning Department
Schedule: As project applications are submitted
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 Housing
Element inventory for planningperiod 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 1.F
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 of housing types. This program is ongoing
and will be continued in the 2022-2029 planning period.
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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.
Program 3.0
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
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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 2022-2029 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.
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
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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 $239,000 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 HousingAuthority 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 of affordable
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
to refinance the property to extend affordability for the project for an additional SS 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.
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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 CYAG, 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 5.13
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 2020, 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-09 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.
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
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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.B
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
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.
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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 269 for 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.
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.
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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 priority for 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 12.13
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
Authority projects.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.
• 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.
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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—Neighboring Jurisdictions
Change(2010-2018)
Jurisdiction 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%).
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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-time buyers.
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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%.
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Table III-4
Racial and Ethnic Characteristics,2010 and 2018
2010 2018
%of %of
Race/Ethnicity Number Total Number Total
One Race:
White 39,957 82.5% 42,993 82.5%
Black or African American 875 1.8% 1,323 2.5%
American Indian&Alaska Native 249 0.5% 196 0.4%
Asian 1,647 3.4% 2,651 5.1%
Native Hawaiian/Other Pac. Islander 55 0.1% 91 0.2%
Some Other Race 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 III-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 111-6
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
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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 Rcport, 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.
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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 DP03.
*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 Emplaers
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%).
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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.
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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 2017 2 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 2019.3 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.
2 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.
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Table HI-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
(39.61/6)are single-family detached units.Other housing types include single-family attached units
(18.8%), multi-family complexes with 2-4 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).
Table IH-13
City Housing Characteristics
2010 2018
Units in Structure 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%
2-4 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
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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 96' $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 1 47 1 $620,963 1 2 1 $750,000 1 0 1 ---
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
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.
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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' safety 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.A).
Table III-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 III-46,
Quantified Objectives, the City will use the HIP program to correct these deficiencies for the 67
units affected(see Program 2.A).
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Table HI-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 on three separate occasions 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.Therefore,the City is not aware of any units
requiring substantial rehabilitation, other than those described above, and has included those 67
units shown in Table III-16 in its Quantified Objectives(also see Program 2.A).
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 HousingTenure
enure
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.
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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 1,123 2.8%
Rented, not occupied 85 0.2%
For sale only 959 2.4%
Sold,not occupied 143 0.4%
For seasonal,recreational, or occasional Use 12,443 31.3%
For migrant workers 0 0.0%
Other vacant 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.
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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.
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Table III-19
Regional Median Housing Value Trends,2013-2018
Median Value,
owner-occupied units % Change
Jurisdiction 2013 2018 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."
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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.
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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.
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:
Housing Choice 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
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planning period,an average of 41 households per year that lived in Palm Desert Housing Authority
properties received Section 8 housing assistance.
Fair Housing 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.
CalHFA First Mortgage Loan Programs
The California Housing Finance Agency(Ca1HFA)offers a variety of loan programs for low and
moderate income first-time homebuyers who secure a CaIHFA 30-year fixed mortgage.
CalFHA Downpavment 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 FAER HOUSING
AB 686 requires that all housing elements due on or after January 1, 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 Program that Affirmatively Furthers Fair Housing and Promotes Housing
Opportunities throughout the Community for Protected Classes (applies to housing
elements beginning January 1,2019).
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• Conduct an Assessment of Fair Housing,which includes a summary of fair housing issues,
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 housing issues.
• 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.
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 population 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 City's website and in the Desert Sun newspaper.The City provided accommodation for persons
requiring hearing or visual assistance for the virtual workshop,although none was requested from
participants. Seventeen (17) people attended and actively contributed with opinions and
suggestions. 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's has shifted its focus in programs
to work with private parties to construct the required units.
The City also held two City 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.
The City conducted extensive outreach during preparation of the 2017 Assessment of Fair Housing
(AFH)in accordance with HUD's AFFH Rule Guidebook.Meaningful input from the community
participation process include the Inland Regional Center's statement that their clients will require
HUD based affordable housing options due to the low amount of monthly income they receive,
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and Coachella Valley Housing Coalition (CVHC)'s comment that tax credits applications for
developments located in the high opportunity neighborhoods will be more competitive in the
future. These comments are incorporated in the programs and actions in the 2017 AFH and this
Housing Element Update to increase affordable housing supply in high opportunity areas and
specifically housing for disabled persons.
Assessment of Fair Housing
California Government Code Section 65583(10)(A)(ii)requires the City of Palm Desert to analyze
areas of segregation, racially or ethnically concentrated areas of poverty, disparities 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.
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According to Figure 1, TCAC Opportunity Areas 2021
TCAC Opportunity Areas, W, Highest Resource
the majority of the City is High Resource
Moderate Resource(Rapidly Changing)
considered "Highest g Cathedral Moderate Resource
Resource"and the area just City Low Resource
north of Hi hwa 111 and High Segregation&Poverty
g Y Thousand Palms Missing/insufficient Data
three blocks north of 0 City Boundaries
Country Club Drive are
considered "High
Resource." TCAC and
HCD did not designate any
portion of the City of Palm
Desert as a "Low Rancho Mirage
Resource" area which
typically have the most Indio
Palm Desert
limited access to all
resources. Palm Springs
Areas of high segregation Indian Wells
and poverty are those that
have an overrepresentation
of people of color
compared to the County,
and at least 30% of the La(Quinta
population in these areas is
below the federal poverty ants Rosa San Jacinto Mountain
line($26,500 annually for a National Monument
family of four in 2021). .
There is no "High
Segregation and Poverty"
area in or near the City of Figure 1
Palm Desert(Figure 1).
The City prepared an 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 Victorville, 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.
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Race and Ethnicity Diversity Index 2018
The diversity index was Thousand Pat Lower Diversity
ms <55
used to compare the racial 6athedral
City o, 570
and ethnic diversity within sho"Fti i 585
the City and surrounding Higher Diversity
communities. Diversity ceR^ O City Boundaries
- Arterial Streets
Index scores range from 0 to
100, where higher scores FRANN SINATRA --
indicate higher diversity
Rancho Mirage o
among the measured "IL o couNTaraua
groups. As shown in Figure o
o aim Desert
2,Diversity Index,there is a
mosaic of diversity index 3
scores in the City, with
higher diversity in the Aw
middle and eastern portions
of the City, and lower
diversity in the northern and Indian Wells
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 La l]uinta
City limits. According to Santa Rosa San Jacinto Mountains
the 2015-2019 American Palm National Monument
Sprinys'
Community Survey, over
half (66%) of Palm Desert
residents identify as white,
non-Hispanic,and 23.5%of Figure 2
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 Palm 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 highest 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.
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Desert Willow Golf Median Income 2015-2019
Resort, located on the <$55,000
north side of the City,has a <$87,100(HCD 2020 State Median Income)
IF-... <$125,000
median income greater Greater than$125,000
than $125,000 (Figure 3). Desert Hob Q City Boundaries
The resort also falls in ;` springs
Census Tract 449.19,
which is identified to have __J
84.8% of white, non-
Hispanic or Latino
population. While HCD
has not released an _ .atl,erlr I
adjusted methodology for Ci
Racially Concentrated Thousand Palms
Areas of Affluence palm Sp ings
(RCAA) for California as I of August 2021, the Ran ho Mirage palm Desert
national criteria defined
Indio
RCAA as census tracts
where 1) 80% or more of Indian Wells Indio
the population is white, Coachella
and 2) the median
household income is . La Quinta
$125,000 or greater. Coachella
Therefore, the Desert
Willow Golf Resort may
have the potential to _ �i
/ sa�ta Rosa San Jacinto Mountains
qualify as an RCAA.
National Monument
According to the 2017 NiE F
AFH, the City has a low
segregation level for each racial/ethnic group,compared to a moderate level of segregation for the
bi-county (Riverside and San Bernardino) 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 Resort, Desert 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(13.30/o),which comprise of Indian Ridge
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Country Club, Palm Desert Resort and Country Club, and Woodhaven Country Club. These
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 5.13).
Income Poverty Status 2015.2019
The City also assessed the Percent of Population Who"annual Income Is below poverty Tavel
concentrations of O<lox
households below the ®10 -20
�2o%-ao%
poverty line across the City 30%-40%
to analyze access to "0%
A O St city soundaries
adequate housing and jobs. °e5e:t"
i gs
As shown in Figures 3 and
4, there is a higher
percentage of residents who 1_
fall below the poverty line Lr
($26,500 for a family of
four in 2021) in the central - -
portions of the City,than to Cathedral
the south and north.
Generally, the central City Thousand Palms
im Springs
has seen an increase in _..
percentage of residents
below the poverty line from Rancho Mirage Paim Desert—
2014 to 2019. Certain areas
south of Highway I I I and 'Indio
Lam. .
Chaparral Country Club Indian Is •lAdio
along the western City
Coa heIla
boundary have seen lower
percentages of residents rj La Q1na-
below the poverty line from
2014 to 2019. As shown in
Table III-17 Vacancy acancy sa SaJacintoSanta Ron Jacinto Mountains
Status — 2018, the City of National Monument
Palm Desert has a vacancy Figure 4
rate of 10.7% for rental
units and 6%for ownership units,which may indicate some excess supply in the rental market.
Familial Status
The City of Palm Desert has areas with higher percentages (40%-60%) of children in single
female-headed households along 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
Housing Element
III-38
TN/City of Palm Desert
General Plan/Housing Element
compared to other areas in the City.The City has higher concentrations(60%-80%)of households
with children in the southern and eastern portions of the City,similar to the geographical extent in
the City of Rancho Mirage on the west but fewer than the cities of Indian Wells and La Quinta 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.
Additional Local Knowledge and Data
As is the case for the entire Coachella Valley,there has not been policy-based segregation such as
redlining in Palm Desert.The region is not metropolitan,has a relatively short urban development
history(mostly post World War II), and does not have a large African American population(e.g.
2.5% of total City population in 2018) or cultural presence. This coincides with the lack of any
apparent segregation patterns. The City's 2017 AFH identified a low segregation level for each
racial/ethnic group, including Non-White/White, Black/White, Hispanic/White, Asian or Pacific
Islander/White. According to the Neighborhood Segregation Map by UC Berkeley(2019), much
of the City are Latinx-White neighborhoods, while certain portions of the northern and southern
City are mostly White and one area in the central City is a Asian-Latinx-White neighborhood.This
is consistent with the racial makeup of the City,with White being the majority group(82.5%),the
largest minority group being Asian(5.1%),and Hispanic/Latino of any race taking up 25.5%.The
neighborhood distribution is generally shaped throughout the City history and economic
development, and has not been affected by public policy in contrast to metropolitan areas. The
mostly White neighborhoods are almost all country clubs, golf/tennis clubs and resort land uses,
and the Asian-Latinx-White neighborhood in the central City is most likely associated with student
population of the College of the Desert.
Coachella Valley, including Palm Desert,is the ancestral homeland of Cahuilla Indians,who have
lived in the area for millennia.After the arrival of Europeans in the 19th century,Palm Desert had
only ranches, date palm orchards, and farmland in the 1920s. Land acquisition and development
mainly occurred after WWII,with the first golf course and tennis club established in 1952.Country
clubs and resort uses soon bloomed, with as many as 30 golf clubs in the City. The City, only
incorporated in 1973, is a now a popular retreat for seasonal residents and has also attracted more
permanent residents from more expensive and populated areas.Therefore,as noted throughout this
assessment of fair housing and Housing Element, the City's current development pattern consists
of primarily private country clubs, resort, and planned residential development. Given the
development history, land availability would limit the distribution and development of various
housing projects, including affordable housing. However,the City has managed to locate/acquire
existing affordable housing projects including rental and ownership units in the highest and high
opportunity areas such as the Highway I I I corridor and the northern City.With the advantage that
the entire City is rated Highest/High Resource,the City strives to distribute new affordable housing
sites throughout the City despite the land availability constraint,as discussed in the Sites Inventory
section below.
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General Plan/Housing Element
Assessment and Actions
Given the factors considered above,there is no evidence of segregation based on disability in 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 City including the lower income
areas,there may be potential demand for more affordable housing, especially along the Highway
111 corridor. Expanded Jobs Proximity Index 2014-2017
housing options at a Ncity al <20(FurthestProximity)
diversity of price-points 20 40
can help encourage a more 40-60
�M-80
economically diverse <60(Closest Proximity)
community. EM City Boundaries
i
However, as shown in Th usand Palms
Figure 5, Jobs Proximity ?
Indio
Index,the City is rated with
the closest proximity to Rancho Mirage
employment opportunities
(>80 rating), except for
small portions on the Paim De ert
southern and eastern
boundary (60-80 rating).
Because all lower income
areas are rated "High
Resource" or "Highest
Resource"(Figure 1 TCAC
Opportunity Areas) and
with close proximity to
employment opportunities
(>60 rating), this suggests Indian Wells
that access to opportunities
should not be the driving la Quinta
factor behind the
concentration of lower
income households, but
likelythe a of jobs and
type J Santa Rosa San Jaarrro Mvun(auis Figure 5
housing available. NaWnal Monument
Housing Element
III-40
TN/City of Palm Desert
General Plan/Housing Element
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 earning 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.
The City of Palm Desert in conjunction with Coachella Valley Economic Partnership and the
California Governor'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 program helps
alleviate overhead costs for small businesses and ensure compliance with state guidelines for the
safety 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, along 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 I 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 I I I 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.
There is no transportation score on the HCD data portal. However, all the"High Resource"areas
score in the highest range of Jobs Proximity 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, 1X,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%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 SunDial service covers the majority of the five country clubs and
serves people with limited mobility.
Housing Element
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TN/City of Palm Desert
General Plan/Housing Element
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
disparity 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 opportunity involving education,employment,transportation,poverty and environmental
health, and found 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 housing developments.The City and its Housing Authority have managed
to disperse affordable units throughout the City so that overall, 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 111 corridor south of Fred
Waring Drive, including family 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 (1 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 living facility 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,grocery 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.
Additional affordable family apartments for very low to moderate income ranges are located west
of the College of the Desert near the Highway I I I 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.
Housing Element
III-42
TN/City of Palm Desert
General Plan/Housing Element
In the central part of City, there are several affordable family housing projects for very low to
moderate 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 II self-help homes restricted to lower income
households. This area includes James Earl Carter Elementary School, the City of Palm Desert
Hovley 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
single-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 1 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 housing project, 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 projects are available to very low, low and moderate income
categories. Depending on location, these projects 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 within 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 pending affordable housing projects described in the Land Inventory
(Tables III-47 & III-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.
Disproportionate Housing Need and Displacement Risk
The AFFH Guidance for All Public Entities and for Housing Elements(April 2021 Update)defines
`disproportionate housing needs' as `a condition in which there are significant disparities in the
Housing Element
III-43
TN/City of Palm Desert
General Plan/Housing Element
proportion of members of a protected class experiencing a category of housing need when
compared to the proportion of members of any other relevant groups, or the total population
experiencing that category of housing need in the applicable geographic area.' Disproportionate
housing needs range from overcrowding and overpayment to housing conditions
disproportionately affecting protected classes, including displacement risk.
Overcrowding
As discussed under Existing Housing Stock(Table III-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% of households (218 households) experience
overcrowding.The overall overcrowding rate(4.0%in 2018)in Palm Desert has remained constant
compared to 2014; specifically, overcrowding has improved slightly for owners but worsened for
renters.Compared to an overcrowding rate of 6.9%in the Riverside County(2018),overcrowding
in Palm Desert is less significant. Both the renter overcrowding rate (8.0%) and owner
overcrowding rate(1.5%) are lower than that of the County (11.8%and 4.3%,respectively). The
slightly more severe overcrowding situation for renters in Palm Desert may result from insufficient
supply of housing units or choice of lower income households to limit spending on housing. The
City has entitled two projects with up to 99 affordable rental units that will be deed restricted and
is actively facilitating at least three projects pending entitlements with 130 affordable rental units.
Housing Element
III-44
TN/City of Palm Desert
General Plan/Housing Element
Overpayment
A comparison to cost burden and severe cost burden based on 2010-2014 data in the AFH to 2013-
2017 data (Table III-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 III44) in Palm Desert would result in a 4-person
households with very low
income ($37,650, Table III- overpaynl by Rerftm m,szo,e
42 to overpay.As the 2013- <sox
zoi-ao%
2017 CHAS shows in Table 40%-60
III-43 72.7% of all lower- Desert Hot 60 i-60 r
income households in Palm >60%
Springs
0 City Boundaries
Desert pay at least 30% of
their income toward housing
costs;among them,67.8%of
lower-income owner
households are overpaying
and 77.0% lower-income
renter households are
COY
overpaying. However, asThousand Palms
shown in Figure 6, Palm sprims
overpayment by renters in
2019 was not a unique
f2ancho Mirage palm Desert
situation in Palm Desert,
rather it is a chronic issue to Indio
be addressed both locally jo- _,-
and regionally. Regionally. Indian wells Indio
overpayment among renters @oachell
tends to be higher in the
western and eastern I Quinta
Coac_hella
Coachella Valley, including
the cities of Desert Hot
Springs and Coachella and San Jacinto Mountains
Jabonal Monument
unincorporated areas of
Riverside County. The City
is in a generally similar but
slightly better situation Figure 6
compared to the region. For
example, a much lower percentage (9.18%) of the City's family households with fewer than five
persons experience severe housing cost burden compared to the Region's(18.78%),and no Native
American households in the City had severe housing cost burdens while 19.53%of the Region's
households did. The City of Palm Desert sees a similar extent of renter overpayment to the cities
of Rancho Mirage, Cathedral City, Palm Springs and Indio,but more overpayment than the cities
of Indian Wells and La Quinta. In the Coachella Valley, overpayment among owners is less
Housing Element
III-45
TN/City of Palm Desert
General Plan/Housing Element
prevalent compared to
Overpayment by Home Owners 2015-2019
renters. Most of the valley ---- - - <20 is
saw fewer than 60% of "20 r-40
owners experience M 40%-60 r
60 -80%
overpayment in 2019, M>80%
including the entire City of t> rt Hot p City Boundaries
Springs
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 t atnndrai
afford their housing costs. c,tY Thousand Patens
The City has included all
the programs under Goals 1 Palm Springs
& 2 to carry out planned
affordable housing projects
Rancho Mii'ago Palm Desert
and preserve and maintain
existing affordable units. Indio
The City also aims toio
ensure adequate Section 8
housing assistance through Coachella
outreach to the County
Housing Authority. I a Quanta
Coachella
Substandard Housing Santa os San Jacint untains
Conditions Nati nal Monumen
Over half (63.6%) of the
housing stock in Palm Figure 7
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 get displaced 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 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 LA).
Housing Element
III-46
TN/City of Palm Desert
General Plan/Housing Element
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 5.1)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 Home 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 entirely within the City of Palm Desert (451.14, 451.15, 451.16, 451.19, 449.29,
449.30,449.19,449.22, 449.27,445.20, 514). Among first mortgage loan 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(11,
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%
of the 1,783 first mortgage loans originated for home purchases going to white residents. Black
(1.1%, or 19 loans) and Asian (3.4%, or 60 loans) residents had about the same share of 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 2loans)groups
in 2019 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
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
Housing Element
III-47
TN/City of Palm Desert
General Plan/Housing Element
counted within other race categories.As described in Programs 4.A and I LA,the City will strive
to ensure equal access to lending programs for people in all segments of the population and prevent
any discriminatory practices based on race,color,national origin,religion, sex,age,or disability.
Displacement Risk
The Urban Displacement Project (UDP) is a research and action initiative of the University of
California Berkeley and the University of Toronto. UDP conducts community-centered, data-
driven,applied research toward more equitable and inclusive futures for cities,and contributed the
Sensitive Communities map to HCD's AFFH Data Viewer.Communities are designated sensitive
if "they currently have populations vulnerable to displacement in the event of increased
redevelopment and drastic shifts in housing cost." The following characteristics define
vulnerability: —
•:-r...•) Sensitive Communities
'�a��•r ���,,. =Vulnerable
• Share of very low-income � _ p City Boundaries
residents is above 20%; Y.4
and = 1
• The tract meets two of the
Rancho, �
following criteria: Mirage
o Share of renters is
above 40%,
o Share of people of .
color is above 50/o, fM6 �r
o Share of very low- '� ,�•;- '�,�r
income households
(50% AMI or below)
that are severely rent ' ' :a - ,��•�1 a — '
burdened households Y � _- ;�
Cy '.
is above the county
median,
o They or areas in close
♦C VR
proximity have been
experiencing � � ;: inaianlNens,.
displacement
pressures (percent
change in rent above
County median for
t "J
1 .
rent increases),or
o Difference between
tract median rent andTi
median rent for Figure 8 '` APO W
surrounding tracts
above median for all tracts in county(rent gap).
The Sensitive Communities—Urban Displacement Project map (Figure 8) identified four census
tracts in the City that are considered vulnerable to urban displacement. These tracts are located
along Highway I I I and in the central City, and mostly overlap with areas that have lower than
Housing Element
III-48
TN/City of Palm Desert
General Plan/Housing Element
state median income (Figure 3), more diverse populations (Figure 2), and at least 40% of renters
experiencing overpayment (Figure 6). These areas are primarily built out with minimal land
available to support new affordable housing development. None of the currently affordable
housing apartments in these areas are at risk of losing affordability restrictions within 10 years of
the 2021-2029 planning period, and the City is committed to maintaining long term affordability
of these units (Program 3.1)). Sites T, LL, PP, QQ, and DD/10 in the Vacant Land Inventory are
located within these areas, which will offer up to 452 affordable units,most of which are already
entitled. These upcoming developments will help alleviate displacement risks for lower income
households in the tracts identified as vulnerable.
Enforcement and Outreach Capacity
The City complies with fair housing laws and regulation and enforces fair housing through
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
element deadlines through efforts from both staff and consultants,and also update zoning laws and
policies to ensure compliance with fair housing law upon adoption of the Housing Element update.
The City has included an action in Program 9.A to update its Zoning Ordinance for density bonus
requirements set forth in AB 2345.Program&A requires the City to maintain the Housing Overlay
District and ADU standards in the Zoning Ordinance,and Program LG 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 property 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
Housing 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).
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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.
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 California.Because state law has more protected classes than federal
law, DFEH may have additional case records. A request was made in July to DFEH, and they
provided data on closed cases on September 10, 2021.
During the 2014-2021 planning period,DFEH had nine closed cases in Palm Desert.Three of these
were dismissed after investigation most likely due to insufficient evidence,and another three were
closed due to no cause determination. Of the remaining cases,two were filed based on disability,
with one harm being reported as denied reasonable accommodation and rental/lease/sale. These
two cases were closed after settlement by mediation or successful conciliation/settlement. The
other case was filed on the basis of familial status (children), with the harm being denied
rental/lease/sale,and was settled voluntarily by the Dispute Resolution Division(DFEH staff).
FHCRC and DFEH did not provide additional location details for cases either because they do not
track the geographic origin of complaints or due to confidentiality concerns. The case records
reported above by local and regional service providers identify the most frequently filed case basis
in Palm Desert to be disability. This is consistent with the finding in Riverside County's Analysis
of Impediments to Fair Housing Choice 2019-2024 (2019 Al). The 2019 AI determined that
discrimination against persons with disabilities is a standing impediment to fair housing choice.
Although the County addressed the issue through education and outreach to housing providers
through workshops, audits, information and referrals, nearly 63 percent of all fair housing
complaints received by FHCRC during 2013-2018 in the County were on the basis of disability.
Among other prior impediments assessed in the 2019 Al,lack of available housing and affordable
housing are found to be market conditions rather than a discriminatory practice or impediment to
fair housing.This finding concurs with the City's development history and land use pattern,which
were shaped by the market rather than policies. Other prior impediments,such as rental advertising
and viewing the unit, credit check/leasing, predatory lending/steering and other lending/sales
concerns have been addressed through extensive education, training and other resources offered
by the FHCRC and County for various stakeholders in these processes. Habitability/construction
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evictions was removed from impediments to fair housing choice due to insufficient public data.
The 2019 Al identified a new impediment in County land use policies on transitional and
supportive housing,which is irrelevant to the City of Palm Desert with its own zoning code.
The 2019 Al recommended that the County and its fair housing service provider should continue
and expand education and resources for property owners, managers and residents on laws
pertaining to reasonable accommodations and reasonable modifications,which are among leading
reasons for discrimination on persons with disabilities. Workshops on housing rights of persons
with disabilities, as well as free landlord-tenant services offered by fair housing service providers
are also recommended to reduce and eliminate discrimination. These recommendations also shed
light on how the City can address potential discrimination on persons with disabilities,which are
reflected in Programs 4.13 and S.B. Apart from actively engaging with developers to increase
housing supply for protected classes (Programs LD and 3.E), the City continues to work with
agencies and local organizations to affirmatively further fair housing through information
dissemination,education, outreach and referral(Programs 4.A and I I.A).
Sites Inventory
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 projects and on the north side of the City which has larger vacant parcels.
As shown in the inventory map associated with Table III-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
corridor(sites LL,PP and QQ,resulting in a total of 42 units),will result in small-lot development
and housing affordable to lower-income households.The RHNA sites designated for lower income
units are distributed across the City with various General Plan designations, from the Highway
I I I corridor( T-,,site LL,28 units)to central(Sites PP,QQ,KK,DD. 128 lower income units
and 310 moderate income units) and northern City (Sites A-F, H, 1,144 lower income units and
286 moderate income units).The northern City is also the area where the largest number of above
moderate income units will be constructed (4,102 per Table III-48), showing that more than 20%
of the total new units in this area will be affordable units, and will provide for integration of all
income levels in this area of the Cit, eir General Plan designations include Small Town
Neighborhood, Neighborhood Center, Suburban Retail Center, Regional Retail, Town Center
Neighborhood, Public Facility/Institutional, and Employment Center. Above moderate income
units are expected to be market-driven, single-family homes traditionally built in the City (see
Table III-48).The above moderate income projects are located throughout the City,many of which
are near affordable housing sites (Sites B & 12, Sites D, 14 & 16) or part of the same project as
affordable units(for example, Site DD40, 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 by providing a variety of housing types to meet
the needs of residents in these areas. The sites' zoning designations include Housing Overlay
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District(all sites),Planned Residential,Planned Commercial,Public Institution,Residential Single
Family, and Residential Multiple Family.
Integration and Segregation: Race and Income
As noted,there is no area of identified segregation in or near Palm Desert,and sites in the inventory
are located in areas with a wide range of diversity ratings (Figure 2). Site LL 28 units in the
Highway I I I corridor is in an area with lower median income (<$55,000), Sites PP, QQ,DD40
(92 lower income units, 310 moderate and above moderate income units) are in an area with a
slightly higher percentage of population below poverty level(<300/o), Sites T-and LL axis in an
area where>80% of renters experience overpayment. The location of lower income RHNA sites
like ALL, PP, QQ will expand affordable housing supply for households in need and alleviate
renter overpayment in these highest and high resource areas. Site DD40 as a mixed-income site
for lower, moderate and above moderate income households will further promote a more
economically diverse and integrated community. As described above, lands in the northern City
include 1,123 lower income units, 286 moderate income units and 4,102 above moderate income
units,providing integration in this developing area of the City.The Land Inventory is not expected
to exacerbate any existing patterns of segregation based on race and income, but rather will
enhance integration.
Access to Opportunity
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. 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 III-47)in areas identified by TCAC/HUD as either"Highest Resource"or"High Resource"
with the highest Jobs Proximity Index scores.
Several sites identified for affordable housing are located along the 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 11 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 community 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 I I I
and El Paseo commercial districts provide varied job opportunities.
The northern City has more and larger vacant lands with great development potential, and
accommodates RHNA sites of all income levels. These projects are generally within a one-mile
radius of the large commercial plaza on Monterey Avenue or neighborhood-serving developments
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including grocery shopping and restaurants near Country Club Drive. Existing preschool,
elementary and high schools are generally within a two-mile radius.
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 environmentally healthy 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. Overall, the Land Inventory is expected to improve access to opportunities for
households in need by expanding affordable housing supply in highest and high resource areas.
Disproportionate Housing
Based on the fair housing assessment,while the City offers a good selection of affordable housing
units and has a slightly higher vacancy in rental units as of 2018, expanded housing options at a
diversity of price-points can help alleviate overcrowding, overpayment and encourage a more
economically diverse community. Areas along the Highway I I I corridor and in the central City
generally have lower median income, higher percentage of population below poverty status and
low to moderate income (LMI) population, and are identified as sensitive communities to
displacement. In particular, Tract 451.08 on the north of the Highway I I I has over half(53.3%)
low to moderate income population and over 60% of renters overpaying. The City is actively
maintaining affordable housing projects including in the Highway I I I corridor, such that none of
the apartments are at risk of losing affordability restrictions during or within 10 years of the 2021-
2029 planning period.The City will complete the RFP process for Sagecrest Apartments(Site LL)
to provide at least 28 units for lower income households in Tract 451.08. The City adopted the
Housing Overlay in 2020 and placed it on all Inventory sites including Site LL and Site T in Tract
451.08. Implementation of the overlay will provide significant incentives to developers for
provision of affordable units including development fee waivers, development standard
reductions, and parking reductions (Program 8.A). The Land Inventory and accompanying
programs are expected to increase affordable housing supply and meet the diverse needs of all
segments of the community.
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,
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childcare,and medical expenses.This contributing factor also impacts households with one
or more disabled member.
• Housing production out of balance with housing demand: New housing is needed to meet
the housing needs of all income groups and fair housing protected classes.
• Housing discrimination during the rental/leasing process,particularly against persons with
disabilities.
Based on this assessment,most of these contributing factors can be attributed to a common issue
of limited options and supply. The City identified three goals to further housing equity in Palm
Desert: 1)preservation of affordability of housing units that could convert to market rate housing,
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 LA-G, 2.A,23,3.B-D)
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.
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• 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.
• 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.
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• 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.
• 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 11 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.
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• 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.
• 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
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forms, but generally increase the cost of providing housing, which can have a potentially
significant impact on affordable housing development.
Governmental Constraints
Permit Processim
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 for Precise
Plans,when complete,are circulated to other City departments for comments. The Precise Plan is
then reviewed by the Architectural Review Commission (ARC) and approved by the Planning
Commission. The ARC provides technical review of the Precise Plan application, 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 on the
Precise Plan 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. As described
above, neither the process for a Precise Plan review, nor the time required are constraints to the
development of housing.
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.
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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 III-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$19,131 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 $7,589 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 projects, 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 III-21
Typical Permit Fees for Housing Developments in Palm Desert
Typical Fees
32 Unit 32 Unit Apartment
Fee Type Subdivision' Project2
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
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Table III-21
Typical Permit 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: $612,206 $242,833
Total Cost Per Unit: $19,131 $7,589
'Assumes a 10-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 III-14).
2 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 III-14).
3 Does not include Half Street and Full Street Improvement Plan Check or Storm Drain Plan Check which are based on
project-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
Source:"Community Development/Planning Fee Schedule,"Resolution 2012-37,City
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
• Regional Retail District allows 10 to 15 units per acre
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• 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 %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.
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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-E3 R-13
>10,000s
Standard f R-2 R-3 R-1-M' HPR PRS
>lac _>15,000s but <10,000s 4
f <15,000s f
f
Units/Acre 1-2 2-3 3-4 1 5-8 3-10 7-40 7 115 ac 4-40
Lot Size, 40,000 15,000 10,000 8,000 3,500 3,000 20 ac/
minimum sf sf sf sf sf sf 5,000 sf --- ---
Lot Size, 14,999 9,999
maximum 1 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' 1 --- --- --- --- --- ---
Lot
Coverage,
maximum 30% 350/42 35%2 35p2 60% 75% 1 --- 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/unit' 2/unit? 2/unit' 2/unit' 2/unit' 2/unit? 2/unit9 2/unit 2/unit
9 9
Building 15'(18' 15' 15' 15'
Height, ARC)7 (18' (18' (18'
max ARC)7 ARC)' ARC) 30' 40' 1 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
standards,and assuming a unit size of 1,000 square feet,with two parking spaces per unit and 40%
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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 B ilding 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.
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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 5.1) 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:
1. 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.
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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-I,PC-2, PC-3,PC-4, SI conditional use
P conditional use
Factory-built, manufactured housing R-1-M conditional use
P conditional use
Mobile homes R-1-M conditional use
P conditional use
Manufactured home parks R-1-M conditional use
Farmworker housing P conditional use
Homeless shelter SI permitted use
Emergency shelters PC-1, SI permitted use
Transitional& supportive housing 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-I,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,
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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 (CSS13) 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 Engineering 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 '/z 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 units/acre:$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.
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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.
' "Building and Safety Fee Schedule,"Resolution 2012-37,City of Palm Desert,June 22,2012.
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Table III-27
Low Income Housing Mitigation Fee Schedule
Type of Development Fee
General Mixed Commercial $1.00 per sq. ft.
Professional Office $0.50 per sq. ft.
Industrial $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 III-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.
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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-governmental
aspects of the development process.The City actively supports affordable housing project funding
applications in order to overcome the constraint caused by State processes.
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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(31d 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 Median Gross Rent*
No bedroom $729
1 bedroom $974
2 bedrooms $1,307
3 bedrooms $1,691
4 bedrooms $2,082
5+bedrooms I 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
6 LandWatch.com,accessed January 28,2021.
' "Inland Empire Quarterly Economic Report,"Year 32,Economics&Politics,Inc.October 2020.
$ Rent.com,accessed September 3,2020.
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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, 1 &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.9 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 HousingStock
tock
9 Gretchen Gutierrez,CEO,Desert Valleys Building Association,March 2021.
10 Chris Killian,Senior Vice President of Construction,National Core,March 2021.Based on atypical 50-75 unit
project with 2 and 3 story garden style walkup buildings(Type V-Wood).
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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.
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
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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.
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 rural, 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.
12 Department of Finance Table E-5,January 2019 estimates.
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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%
Age
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.
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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%
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 81% 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,
13 "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.
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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 Renewing Hope Emergency Shelter 120
Inc.
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 Summer Homeless Survival Program 90
Healthcare District and (seasonal emergency cooling centers in (30 in each city)
Foundation' Cathedral City,Palm Springs,Desert Hot
Springs)
Subtotal 472(year-round)
90(seasonal)
Transitional Housing
Operation Safe House Harrison House(youth,young adults) 15
Subtotal 15
Rapid Rehousing
Coachella Valley Rescue Rapid Re-Housing 5
Mission
Coachella Valley Rescue State-funded Rapid Rehousing 13
Mission
Path of Life Ministries Inc. CVAG Rapid Re-Housing 2
Subtotal 20
Permanent Supportive Housing
Desert AIDS Project Vista Sunrise Apartments 80
Jewish Family Services Desert Horizon 18
Jewish Family Services Desert Vista 40
Jewish Family Services Permanent Supportive Housing 35
Expansion(new in 2018)
Riverside University Health Behavioral Health—Coachella Valley 25
System—Behavioral Health Permanent Housing
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.
'dhcd.org.
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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 City 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 III-34
City of Palm Desert
Householders 65 Years and Over,by Tenure
Owner-Occupied Renter-Occu ied
Householder Age 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 ears 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
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Security, and the average Social Security monthly benefit is $1,503.14 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
No.of Residents with
Income in Past 12 Months
Age Group Below Poverty Level
65 to 74 years 847
75 years and over 1 743
Total 1 1,590
Source:2014-2018 ACS 5-Year Estimates,Table B 17001
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 Rehabilitation,enrichment classes,in-home support for the
Neighborhood Center 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.
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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%).
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Table III-37
City of Palm Desert
Number of Disabilities,by Disability Type
Number of Percent of Total
Disabilities 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 5.4%
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 S1810.
*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
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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
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homes 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 AM] for a 4-person household in Riverside County is $75,300. ELI
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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.16
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% 82.60/n
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 14,270 9,455 1 23,730
* housing problems include incomplete kitchen facilities, incomplete plumbing facilities, more than 1
person per room(overcrowding), and cost burden greater than 30%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,HP&and PR zoning districts.
15 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.
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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 Ten a re
Owner-Occupied Renter-Occupied
Household Size 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+Persons 411 2.8% 602 6.5%
Source:American Community Survey 2014-2018 5-Year Estimates,Table B25009
Table III-40
City of Palm Desert
Number of Bedrooms,by Tenure
Total
Owner-Occupied Renter-Occupied Occupied Units
No.of Bedrooms 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% 1 4,319 46.6% 1 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%
Total 1 14,842 100.0% 9,272 1 100.0% 24,114 100.00/0
Source:American Community Survey 2014-2018 5-Year Estimates,Table B25042
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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 III-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,no spouse/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 2,098 100%
Female Householders,Income in the Past 12 Months Below Poverty 731 34.8%
Level
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.
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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 III-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 $52,700 $60,250 $67,750 $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.
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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: 8,575 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%
'HAMFI=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 III-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.
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Table III-44
Affordability of Housing,2021
Type of Housing
Cost Ownership Rental
Median Single-
Family Purchase $485,000 N/A
Price
Median Mortgage $2 780 N/A
Costs(PITI
Rental Rate N/A $1,260(median)
$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 III-45
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
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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
New Construction 337 338 460 461 19194 2,790
Rehabilitation 67 67
Conservation 67 67
LAND INVENTORY
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 III44,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 1,475
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.
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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 23 units per acre. The
density range assumes that 80%intensity 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 housing projects at densities of 17.5 to 27 units
per acre on parcels of 10 acres or more:
• The Sands, Site DD: 388 units on 17.5 acres(22/acre);
• Pacific West, Site B,269 units on 12 acres(23/acre);
• Millennium private site, Site H, 330 units on 15 acres(22/acre),and
• Millennium City site, Site C,240 units on 10 acres,24/acre).
In addition to these projects, the City of La Quinta, east of Palm Desert, developed the Coral
Mountain Apartments in 2018, providing 176 units on 11 acres of land, at a density of 16 units
per acre. The capacity of sites D and F has been calculated based on the projects that have been
entitled in the City and region,at 20 units per acre.Discussions with the developers of sites B and
H have shown that the projects are well under way, and that both developers believe that their
densities are the maximums that they can market to families in the desert.Those same developers
have also assured the City that they have financing well in hand from private equity sources,which
will ensure that the projects will be constructed.In addition,the City has reviewed the proformas
for the projects proposed on sites B and C,which show that they can be feasibly constructed and
provide a positive return on investment for the developers. Therefore, the feasibility of
development of sites D and F at the densities described in Table III-47 is considered high.All four
of the projects in the City and the La Quinta project are on large sites(10 acres or more),and have
been built,entitled or are in the entitlement process. Significantly,the two most recent projects in
which the City is participating, the Pacific West and Millennium City site, are 10 acres or more.
Large sites are also included in Table III-47, sites A and F are both planned for larger sites.
Although the sites are feasible at 15 and 16 acres, respectively, Program LF is also provided to
encourage subdivision of these parcels to smaller sites,with the provision of incentives.
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As described on page III-46,Infrastructure Requirements,water, sewer and dry utilities are all in
place throughout the City, immediately adjacent to all the sites listed in Table III-47.The current
pattern of projects being proposed in the City also shows that large sites are not constrained from
development, as all four currently proposed projects listed here are on sites of 10 acres or larger.
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.
Table III-47
Vacant Land Inventory of Sites for Extremely Low,Very Low,Low and Moderate
Income Units
Map Assessor's Zoning Acreag Allowable Realistic Potential
Key Parcel No. GP (all 1101) ** a Density Density Units
Vacant Entitled Sites
Town Center 12 of
B 694-310-006 Neighborhood P.R.20 68.2 4 to 20 22.5 269
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
Neighborhood;
Employment
694-520-019 Center P.R.-19 5.62 19 18 17
Small Town
Neighborhood;
Employment
694-520-020 Center P.R.-19 1.2 19 4
Small Town
624-441-014 Neighborhood P.R.-6 0.16 1 3 to 10 1 I
Small Town
624-441-015 Neighborhood P.R.-6 0.16 3 to 10 1 I
Small Town
624-441-016 Neighborhood P.R.-6 0.16 3 to 10 1 1
Small Town
624-441-017 Nei hborhood P.R.-6 0.16 3 to 10 1 1
PP Small Town
624-441-018 Neighborhood P.R.-6 0.16 3 to 10 1 1
Small Town
624-441-019 Neighborhood P.R.-6 0.16 3 to 10 1 1
Small Town
624-441-020 Neighborhood P.R.-6 0.16 3 to 10 1 1
Small Town
624-441-021 Neighborhood P.R.-6 0.16 3 to 10 1 1
Small Town
624-441-022 Neighborhood P.R.-6 0.16 1 3 to 10 1 1
Small Town
624-440-032 Neighborhood P.R.-6 0.14 1 3 to 10 1 1
QQ Small Town
624-440-033 Neighborhood P.R.-6 0.14 3 to 10 1 1 1I
Small Town
624-440-034 Neighborhood P.R.-6 0.14 3 to 10 1 1
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Table III-47
Vacant Land Inventory of Sites for Extremely Low,Very Low,Low and Moderate
Income Units
Map Assessor's Zoning Acreag Allowable Realistic Potential
Key Parcel No. GP all HOD ** a Density Density Units
Small Town
624-440-035 Neighborhood P.R.-6 0.14 3 to 10 1 1
Small Town
624-440-036 Neighborhood P.R.-6 0.14 3 to 10 1 1 1
Subtotal Entitled Sites 692
Vacant Sites in the Entitlement Process
Small Town
LL 627-122-003 Nei hborhood R-2 HOD 0.16 3 to 10 20 3
Small Town
627-122-013 Neighborhood R-2 HOD 1.27 3 to 10 20 25
Town Center
f 1 694-190-087 Neighborhood P.R.22 14.97 22 22 44
Town Center
ll* 694-190-087 Neighborhood P.R.22 14.97 22 22 286
Town Center
Neighborhood;
Suburban P.C.-(3), 10 of
C 694-120-028 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 634
Vacant Sites
Regional P.C.-(3), 15 of
A 685-010-005 Retail P.C.D. 64.26 10 to 15 14 200
Town Center
D 694-130-017 Neighborhood P.R.-22 8.43 22 20 169
Town Center
694-130-018 Neighborhood P.R.-22 2.52 22 20 50
Town Center 7 of
F 694-510-013 Neighborhood P.R.-22 16.32 22 20 150
Town Center Neighborhood 5 of
I 694-200-01 1 Neighborhood Center 81.5 20-40 22 1 1 u
Town Center Neighborhood 5 of
J 694-200-022 Neighborhood Center 42.85 20-40 110
I Subtotal Vacant Sites 1 745789
Total All Vacant Sites 1204115
*Moderate Income Site
**All sites in this Table have been assigned the Housing Overlay District.
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
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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. In
addition,the map provided below lists a site T.This site has been removed from the inventory,but
consists of 6 vacant lots located on the south side of Fred Waring Drive, directly across from
College of the Desert,and in close proximity to jobs and shopping opportunities on Highway 111.
It is the City's hope that these lots will be developed for affordable housing units, particularly for
students and their families. However, since the City does not control these lots, they are not
included in Table III-47.
As shown in the Table, approximately 2,071 units could be constructed on lands which are
currently available for multiple family residential development.As several of these sites are larger,
Program LF 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, 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 based on the analysis provided in Table III-44,which shows
that rental units are 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
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homes when they are developed. The parcels closed escrow in December of 2021, and
construction will start in April of 2022. CVHC will deed restrict 3 homes for very low
income households,and 11 lots for low income households for a period of 45 years.These
lots are shown on the inventory as sites PP and QQ.
• 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 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 proiect is beeng deli
PFee:se Plan pligation : _ eeted in et beF e f 202 4 was approved in March of 2022,
and the developer is currently working on construction plans..
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.
• 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 Previse Plan
application.
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SARDA Sites
Within the Successor Agency's 170 acres located north of Frank Sinatra Drive, in the University
Neighborhood Specific Plan, the City has identified two 5 acre sites(Sites I & J) that will be
developed for affordable units for lower income households. The sites are immediately adjacent
to Frank Sinatra Drive, have direct access to wet and d1y utilities, and will be marketed in 2023
through Requests for Proposals, as part of the requirements of the Surplus Lands Act. The City
intends to select a developer in 2023,with contractual requirements that the required 220 units be
constructed b 2y 026.
These entitled and pending entitlement projects will result in a total of 729 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 III-47 are developed. Table III-47 also shows
that the City has capacity for 745 units on vacant sites, almost double the 419 needed during the
planning period to complete the RHNA.
Table III-48 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
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.
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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-96
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r ''
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 in the late
afternoon, to enable both housing advocates and developers as well as residents to attend,
particularly because of the City's high service and tourism employed residents, who work in the
evenings. 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, and translation services were also available 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 presentation,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 pested en the City's websife in juRe of 2
The City also held an additional Study Session with the City Council on amendments to the
Housing Element on September 9, 2021. The City emailed all individuals and groups who had
received or participated in its workshop to invite them to the Study Session.Following that Study
Session, on September 10th, the revised Draft Element was posted on the City's website, and
notices sent to community organizations, all of the participants in the City's 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 this time.
Housing Element
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General Plan/Housing Element
The Housing Element was posted on the City's website in order to solicit public comment in
September, 2021 November, 2021 and January 2022 With each posting the City solicited
comments through its Facebook page and an email blast to residents,announcing the document's
availability and asking for public comments by email, letter or telephone. No comments were
provided by the public.
Finally, public hearings were held before the Planning Commission and City Council for the
adoption of the Element, in February and March of 2022. The Element was posted to the Cit�'s
website in January, 2022, and Facebook posts and email blasts were sent to residents in advance
of the public hearings.
Moving forward, the City will annually hold community outreach activities as it implements the
Housing Element to seek out input from all segments of the community on issues of fair housing
and affordabili1y, as provided in Program 1.I and 4.13. It is important to note that the Cit�'s
extensive service and tourism economy results in a high number of lower income residents who
work at night,and that these workshops should be held both duringthe h�y and in the evening,to
encourage participation.
Housing Element
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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.
Goal 3
The City shall affirmatively further fair housing through new affordable housing developments,
information dissemination and education for stakeholders, and collaboration with local and
regional organizations and agencies.
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. Meet with the land owner annually, and provide the requirements of the
Development Agreement for the site to encourage its development.
• 36 units at Arc Village (Site KK): For this Housing Authority-owned site, the Housing
Authority and City will continue to work with Desert ARC and affordable housing
developers to secure funding for these units with priority to developmentally disabled
persons.The Housing Authority and City will participate in the preparation of applications
for State funding and reinstate funding assistance when an application is prepared. The
Housing Authority and City will promote the site to developers through its website, and
annually meet with Desert ARC to encourage development.
• 66 units at Millennium (Site H): 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 project was approved in March of 2022
and the developer is working on construction drawings.
reviewed by the Planning Commission by Mar-eh of'--_
Responsible Agency: Community Development Department and Housing Authority
Schedule: Continuous as these projects move forward
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General Plan/Housing Element
Program LB
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 C): 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. Entitlement applications are expected in 2022, financing
will be secured in 2023. and construction is expected in 2024.
• 28 units at Sagecrest Apartments(Site LL):the City will complete the RFP 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.
The DDA for the project includes a requirement that the units be built by 2024.
• 269 units at Gerald Ford, west of Portola (Site B): the City will maintain the schedule
established in the existing agreement with the developer, participate in funding
applications, and participate in the funding through the existing land sale agreement, to
reach completion of construction by 2024. 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.
•---220 units on two 5 acre sites at the 170 acre SARDA property west of Cook Street, and
north of Frank Sinatra Drive(Sites I and J): SARDA will implement the Surplus Lands Act
and market the sites for affordable housing through RFPs to be issued in 2023, and DDA
requirements for construction by 2026. A minimum of 15%of the units shall be reserved
for extremely low income residents.
Responsible Agency: Community Development Department and Neusing AutetiSARDA
Schedule: As described above,2022-2GM2026
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.The City will meet with
the developer annually, and encourage the completion of the Specific Plan by December
of 2024,and construction beginning in January of 2026.
• 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
project. The City will process the pending application amendments by June of 2022, and
assist in the preparation of funding applications by March of 2023, and construction
beginning by June of 2024.
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General Plan/Housing Element
The City will offer incentives, including Density Bonus,fee waivers and reduced building permit
fees for those projects including a minimum of 15%of units affordable to extremely low income
households.
Responsible Agency: Planning Department
Schedule: As provided above.
Program LD
As a key long-term strategy to meaningfully assist fair housing protected classes, 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 111-47), 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 III-
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 11I-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: 2022 for posting of Table 111-47,April of each year for Annual Progress Report.
Program LF
Although the affordable housing projects currently approved or being entitled in the City occur on
parcels of 10 acres or more,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(50-100 units)as development proposals are brought forward
for sites A and F. 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
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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.
Responsible Party: Planning Department
Schedule: Develop and publish program on City website: 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: Ame-December 2022
Program 1.I
The City shall encourage community participation throughout the planning_period, by holding
annual workshops which focus on outreach to a broad range of the population and economic
segments of the City. Workshops will be advertised in English and Spanish,and will be posted on
all the City's social media channels and website, and distributed to housing advocacy groups in
the City and region. Workshops should be held at varying times during the week, including
evenings,to allow working residents to attend.
Responsible Agency: Housing Authority, Planning Department.
Schedule: Annuallythroughout the planning_period.
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 by SCE. The HIP program will be provided to the
extent that funding is available, to up to 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 with 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, with a target of assisting 8 units annuals throughout the planning
ep riod-Funding sources to be considered include CDBG, HIP,and other programs as identified.
Responsible Agency: Community Development Department
Schedule: Annually as funds are available
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General Plan/Housing Element
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
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
To ensure adequate access to opportunities for fair housing protected classes,such as families with
children and lower income households, the City will host meetings between affordable housing
I developers and social service agencies when new projects are developed throughout the
community 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. The City will target a minimum of one integrated service in each project developed
during the planning period. 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
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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 City 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: Brochures updated and refilled as needed to assure they are always available.
Program 4.B
The City shall work with the Senior Center and other appropriate agencies including the Fair
Housing Council of Riverside County and nonprofit groups (e.g. Habitat for Humanity) in the
housing of disabled residents. Advertise workshops and webinars held by these organizations on
anti-discrimination on the City's email newsletter and Resources on the Affordable Housing
webpage and encourage them to be held throughout the community to facilitate access. 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 City's
Reasonable Accommodation policy.
Responsible Agency: Housing Authority, Senior Center
Schedule: At each update of affordable housing webpage and 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: In conjunction with development of projects described in Programs 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
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Program 5.13
To increase housing supply for disabled persons, 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 and emphasize their needs and what the City can provide during
I developer outreach and meetings,with a target of assisting 5 disabled households annually during
the planning period.The City will support funding applications for such projects,and will consider
fee waivers and reductions on a case-by-case basis. Housing Authority properties are one of the
vehicles available to encourage rental to developmentally disabled individuals and demonstrate
compliance with the City's Reasonable Accommodation policy.
Responsible Agency: Planning Department
Schedule: As projects are proposed and during pre-application meetings with the City
Program 5.0
The City will continue to make direct appeals to 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, including announcements on its website and
social media of the availability of funds,the schedule for applications, and the award schedule,as
it has for many years.The City Council will continue to allocate available funds to these and other
organizations that apply from its annual County allocation, with a target of assisting at least two
of these organizations annually during the planning period..
Responsible Agency: Finance Department
Schedule: Annually with CDBG funding cycle
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 Centers.
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
Housing Element
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General Plan/Housing Element
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 to include 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,and to eliminate the public hearing requirements and
waive City plan check/inspection fees and potentially other fees. The Accessory Dwelling Unit
standards shall be maintained consistent with State law 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 State law as it pertains to density bonus
by October of 2022 to address the changes contained in AB 2345, and as State law changes
throughout the planning period.
Responsible Agency: Community Development Department
Schedule: at regular Zoning Ordinance update
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
I Continue to provide multilingual brochures and informational resources to inform at least 10
residents, landlords, housing professionals, public officials, and others relevant parties annually
about fair housing rights, responsibilities, and services, with an emphasis on needs of disabled
persons.Brochures and flyers shall be available on the City website(Resources on the Affordable
Housing Element
III-107
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General Plan/Housing Element
Housing webpage), at Housing Authority properties, the Public Library, and City Hall, and at
County social service agency offices in the City, in order to assure that they are available to all
community members. (Also see Program 4.A)
Responsible Agency: Housing Authority
Schedule: Ongoing, at each update of affordable housing webpage and preparation of public
outreach materials
Program 11.B
Continue to coordinate with SunLine Transit Agency by continuing to provide it with all
development applications, to encourage it to expand services that provide reliable transportation
options to low income,disabled, senior,and other residents with limited access,particularly in the
northern Ci, area.
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
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General Plan/Housing Element
Appendix A
Public Outreach Materials
Housing Element
III-109
PALM DESERT
OOMML,t,NITY W01ZK.SH-0P NOT IOU
CITY OF PALM DESER-T t-I-OkSI NG E(LG-MG-NT COMMV-NITY
W ORK.s HtOp
T mrsolc% Javwtc.arH 21, 2021 - 3:00 P.M.
A covwvu.u.wit,� workshop for the aitU's Htousio g Elevwewt w'pdate (202i-2029
plavt.wiwe) period) will be held Thu.rsc62U jawu.arU 21, 2021, at s:00 p.vw. via
Zoovw, At this workshop, the aitU will, discuss backgrou.wd iw forvwatiow
regardivug its upcomw vug I t-ow.siv\,c) Elemewt update iwclu.diwe) wew State
Itou.siwc) Elevwewt law, the 202z-2029 rzee)iowal Itousiv\,O Needs Assessvu,ev\,t
(T2.1tNA) allocatiov\,for the CitU awd take public covwvwewts ow the Ltpdate from
those attewdiv�,e). All members of the public are ev czmcrar)ed to attewd.
The Ftou.sivuc) ElevwevLt is a series of @oafs, policies, awd ivwplevwewtatiow
vweasu.res for the preservatiov�,, ivwprovevwewt, awd developvwewt of hou.siv�,g,
which would appLU throu.r)hou.t the aitU. it meets the recto irevwewts of the
caUforvda Departvwev�,t of Htousiwg awd Covwvu,u.vdttU, Aevelopvu.ewt, awd state
Law.
To participate iv\, the workshop via Zoom, please RSVP bU evwail to
ece a@ci ijo fpcalvwdesert.org, bU io:00 a.vw. ow the daU of the vweetiv\,c) (rectuests
received after 2o:oo a.m. ow vweedv\,c) daU vwaU wot be processed). specific
ctu.esdows ree)ardiwr) the workshop or Hto"siv�,c) Elevwewt vwaU be directed to Eric
ceja, Pnvwzipal Plao mr, at (700) s4c,-oOi:L or eceja@oitUo fpalvwdesert.oro.
-rhe citU of T>aLm Desert provu.otes fair housiv,,c) awd mock es nU programs avpUnUe to Low-Lwcome fnmULes
awd LwdividreaLs,regardLess of race, reLLgiow,color,watiov\,aL origiw,awcestr�phlUsicaL disabLUtU, mewtaL
disabULtU, MedicaL cowdLtiow, vu.arLtaL stags, poLLtLcaL a f fiUcitiov\,, sex, age, sext.aL oriewtatiow or other
arbitrartU factor.
AS 1433-L4t of Developers that have notftd the Department of Housing and Community Development of Interest In Surplus L. Tabs Range A2:J4SO Revised:t2H72020
county lorgainizationi C a I HFA Cd Address I
city jStt. 123P Contact Phone Ema ll Address
RIVERSIDE COUNTY Green[Development Company _ _ x 251SLake Ave#320 Pasadena CA 91105 Andrew Slocum 310467-9329 Andr—oreende—
RIVERSIDE COUNTY A Community of Friends - - _ 3701 Wilshire Blvd,Ste 700 Los ales CA 90010 Mee Heh Rladon 213 480-0809 mdsdon@amf.org
RIVERSIDE COUNTY Affordable Homestead LLC _ 915 W Foothill Blvd Ste 4t18C Claremont CA 91711 William Leo (213)375-8248 affordablehomestead@9mall.com
RIVERSIDE COUNTY Bibi Foundation- 1514 N.Raymond Ave Fullerton CA 92831 Rla,Chaudhe (714)213-8650 Riaz ma—rp..tom
RIVERSIDE COUNTY City Ventures,LLC 3121 Michelson Drive,Suite 150 W- CA 92612 Anastasia Preed e a reed a entures.com cI
RIVERSIDE COUNTY Coachella Valley Housing Coalition 45.701 Monroe Street Suits G India CA 92201 Julie Bomstaln - (760)347-3157 ulie.bomstein cvnc.o
RIVERSIDE COUNTY Cypress Equity Investments 12131 Wilshire Blvd.,Suite 801 Los Angeles CA 90025 Mike Discos 310 405-0314 mdiacos ssequlry.mm
RIVERSIDE COUNTY Deco Corporation 3431 Wesle Street Suite F Culver CI CA 90232 Laure Vandewe he 310 595�421 Ivandew he r decro.or
RIVERSIDE COUNTY Families Forward 8Thomas Wine CA 92618 Seven Moreno I949 552-2729 smoreno tamihas-forward.or
RIVERSIDE COUNTY Housing Innovation Partners 5151 Murphy Canyon Rd.#120 San Diego CA 92123 Jon Welters 619 417.5361)onehipsatntllego.org
RIVERSIDE COUNTY In rityHousing 14Venture,Suite 295 Mine ICA 92618 Paul Carroll 949 727-3656 paul@intogrityhousing.org
RIVERSIDE COUNTY Olivem Foundation 1328 E.Commonwealth Ave Fullertn CA 92832 Rubino Cheudhe 562 972.2786 robins lusts.org
RIVERSIDE COUNTY The Kennel Commission 17701 Cowan Ave.#200 Irvine CA 92614 Cesar Covanubias 949 250-0909 teasrc@kennedycommission.org
RNERS6)E COUNTY Universal Standard Housing 350 S Grand Avenue,Suite 3050 ILos Angeles ICA 90071 Eduardo Barrens 213 320.3554 mantanals@ush.us
RIVERSIDE COUNTY USA Properties Fund,Inc 13200 Douglas Blvd Ste 200 Roseville ICA 95661 Gabriel Gardner 916 239-8458 gglardiner@umpropfund.com
RIVERSIDE COUNTY Workforce Homebullders LLC 1547 Via Za ae Riverside ICA 92507 Ton Mim 951 530-3172 tniza uilden.cam
AFFORDABLE HOUSING DEVELOPERS
National Community Renaissance 9421 Haven Aven.,Rancho Cucamonga,CA 91730 CA Tony Mize,VP.Acquisitions 909-727-2783 mueAlnarionai<ore.or
Lift To Rim 73-710 Fred Waring Dr.Suite 100,Palm Desert,CA 92260 CA 760-636-0420 inf-01... ww.11trori
Vince Nicholas mcnola:®choonoa:.a¢.or¢
Joy Iva 15,Iverechochov
Chafes Liuzzo ck,vao�rnocnov.r,v.oere
Yager Lyashenko YL—heako9chachae:iaeor¢
Community Housing Opportunities Corporation 5030 Business Center Drive#260,Fairfield,CA 94534 CA Mineral Hachlya 707-7596043 www,chmhousln#org
Coachella Valley Housing Coalition 45701 Monroe St Indio CA 92201 CA Maryann Ybana 760-347-3157 „k.o,a
Pacific West 430 E.Set:Street,Ste 100,Eagle,ID 83616 CA Darren Barbarian 949-5996069 D to<no.u„ecom
Habltatfor Humanity 72680 Dinah Shore Or.,#6,Palm Desert CA 92211 CA 760-9696917 www�n6,cvora
RIVERSIDE COUNTY Neghbomood Pa1ne2nlo Heueng SOM¢as 9551 Pitt—ivi,Avenue ftan..Cucamonga CA 91730 Jenny Onh (909)968-5979 rnzPnohsin<.or¢
RIVERSIDE COUNTY Habitat for Humanity for the Coadwla Valley 72680 Drab Shom Or.e6 Palm Deaen CA 92211 (760)9694917 utivedlrectorG,hfl,cv u,e nfoPhfhty ore
RIVERSIDE COUNTY Co..—Valley Aesoaatlon o1 Govemmente 73-710 Fed Wormy Drive.Ste 200 Patin Dawn CA 92260 Cheryl Dahln Tom Cos (760)346-1127 �cwlecvae.o
RIVERSIDE COUNTY It to iGse 73.710 Fred Warng Dnve,Sege 100 Paen Dean CA 92260 Arzml Palefba mfoPhhlorize.or¢
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>,JSilver@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<executivedirector@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@terra novaplanning.com>, Bitian
Chen<bchen@terranovaplanning.com>
Attachments: image001.png
PALM DESERT
COMMKNI'T'Y' WOR,k.SHOP NC MV-
CITY OF PALM I$6SelZT ffOLALSIN6i 6(_6MCNTGOMMt,
WORKS�fOP
TlKnOtatj, )av-Ltan.1 21, 2021 — 3:00 P.kw.
r4 Covu.wt LtK.Lt,l worIeS4lop for the C�ty's I tows' @ C-Lew tv"t update (2.
Page 1 of 2
plawvx,iv\-,g period) will be Meld 21, 2021, at 3:0
Zoom. At this worizs4lop, tree 6tU will, discuss baclzgrouvA iw
regardiwg its kpcowtiwg t-tousiwg 61eMewt Update iwcli,tdiwg
+toL•tsiwg 6lewtewt law, tke 2o21-2029 Regiowal �toksiwg Needs A
(RI-tNr4) alloc itiov\,for tke 6tU awd take public covu,m wts ow tke 1-1
tkose attewd v\,q- ALL members of tke public are evvou.raged to attewd
T ie t tousiv\,g C-lemty t is a series of goals, policies, awd 'vntplel
Measures for tke preservatiow, ivwproventewt, awd developmtvvt of
wk'Lok would applU tkrougkout tke Ciao, . it meets tke rectw-wevuei
Cali forwia Departvuewt of t-tousiwg awd Comvu.uwit,� veveLop vu.ewt,
Law.
To participate ivy. tke worizskop via zoovu, please RSVP bl�
Coe ia@citwo fpalvu,desert.orci, bu io:00 a.vu,. ow tke dau of tine nteetiwa
received after :L0:00 a.m. ow mee6v g daU mum "t be processed)
ctuestiows regardiwg tine worl'zskop or +fousiwg Elevu,ewt vvtoiU be direc
Ceja, Priwcipal Plawwer, at (760) s4&-o6:LZ or ece�a@citt�ofpalw�des
Tr le a%tj of t>aLm Aesert promote&fa%r ho"sowg awd vu alees RU programs ava�LabLe to Low-4u
avt,d 4kc6v%ctuaLs, regard Less of race,reUgiov,,,color,wat%owaLorig%v ,cwcestrU phUsi,caL C sal
d%sab%Utd, wtec(,rRL coveC66ovu, mclr%taL status, poUti,caL afftLi,atiw, sex, age, sexvaL ori.ev-t
arb%trar� factor.
Page 2 of 2
Housing Element Workshop RSVP List-January 21,2021
Name Organization Email
Jann Bueller City's Housing Commission iannb774PRmail.com
Taylor Varner Libolt Lift to Rise tavlorPlihtorise.ore
Melody Morrison talleirlof3Ca)emall.com
Donna ault City's Housing Commission donnaault P msn.com
Dennis City's Housing Commission Ruinawcd PRmail.—
Habitat for Humanity executivedirector@hfhcv.ore
Joy Silver Communities Housing Opportunities Corporation JSilver@chochousine.ore
Tony Mize National Core tmizeP nat ionalco e.org
Emilia Mojica Coachella Valley Housing Coalition Emilia.MoiicaCdcvhc.ore
Slawomlr Rutkowski Coachella Valley Housing Coalition Slawomir.Rutkowski@cvhc.ore
AnnaTellez Coachella Valley Housing Coalition Anna.Tellez(&cvht.orR
Sheila McGrath Coachella Valley Housing Coalition Sheila.McGrathC)cvhc.ore
Gretchen Gutierrez Desert Valley Builders Associations EgAthedvba.ore
�'�' � � .ram Iu_� � •�� ,+!''�%t'a. .. �f�
PALM DESERT
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
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.
_ January 6, 2021
Available Sitesr
The City needs to identifyfor •
units for • low . • moderate
income households.
The City • • • sites • 1,973 units
• these incomeThe City has approved projects which will
�-
.�
provide 4,405 above moderate income L
rfe f4zi•
HK
f
J
6, 2021
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.
No-
_ _ January 6, 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 plan ning.com>
To: Kimberly Cuza <kcuza@terra novaplanning.com>
BCC: Andrew@greendev.co<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@ ken nedycom mission.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
<executived i rector@ hfh cv.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 planning.com>, Bitian
Chen <bchen@terra nova plan ning.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<executived i rector@ 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 I City of Palm Desert
Page 1 of 3
CITY F WN DESERT
7;-5 to FRED WARIVG DRIVF
M
PALM UF.SFRT,CAI.IFDRVIA g226o-20
TES.:760 346-o6i i
infaachydpalmdescn org
NOTICE OF JOINT STUDY SESSION
OF THE
PALM DESERT CITY COUNCIL
AND
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.
OY/�Zcti l
NORMA I.ALLEY,
CITY CLER
Posted:August 19, 2021
Nn ArTInNC WII I PI:TaKFN AT TWC QT1 Inv UCCInA1
Page 2 of 3
NOTE:Pursuant to Executive Order N•19.20,this meeting may be 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.cityof palm desert.orgi 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,
c�
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@terra novaplanning.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@terra novaplanning.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
I I I y 01 P 0 1 M 0
73-510 F'RED WARING DRIVF.
PALM I)ESF.RT,CALIFORNIA 92z60-2578
TEL: 760 346—o6 i I
info Q d"fpalmdrsrrt orR
NOTICE OF JOINT STUDY SESSION
OF THE
PALM DESERT CITY COUNCIL
AND
PLANNING COMMISSION
Page 1 of 2
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
NORMA I ALLEY, M
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.cityof palm desert.
Council Agenda link at the top of the homepage and by selecting the September
Session scheduled for 2:00 p.m.
Hun.w.wnw w.
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@terra nova plan ning.com>
Attachments: image001Jpg, image002.png, image003Jpg, image004Jpg, image005.jpg
For PDHE Appendix
Nicole Sauviat Criste
Principal
TERRA NOVA PLANNING 8r RESEARCH,INC.®
42635 Melanie Place,Ste 101
PALM DESERT,CA.92211
(760)341-4800
FAX#:760-341-4455
E-Mail: ncriste@terranovaplanning.com
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.
n►+'^"9tr4cti x n c,i—o t."A r x o ta..vta. sew X (r%beOstC4Ca.. . % A,..,..r .-+r.. x ..... ...ir a Q AbOrawlM"
C 0 • c.r,doa+•+desart.ory Ps caM:WPn+n.ntvtswr�^4'w^.•ar D+n'Muw^v ever-rre.r
.., (, .. 0 Cs9 w+v �.[.w.T—. � •aa.i L wan,p«.-C...
r
PALM DESERT RESIDENTS BUSINESSES
C A I. I f 0 A It I A
t
Y t�Lss•�roraesa•?yoot�9•SeoaatS+c
HOUSING ELEMENT
r One component of the General Ptah Is the fta[9 Eitffica The Houslctq Etemeel
rdentlres the CItyS housing cordWohs and heeds.and estawvws goats.oojectives,i
po0cles that are ttv fourOetlon d the Cltyt housing arsd growth urategy Tt*Hokmf
Element Is one of the mardatory ele"wis Mat Is rrvWard as part of any Gerwal PI.
_ and is the orer E lerneol IWIvOuatty crFlIfI ll try the State s Department of Nousing a
r Com~lty pevelopment for an rIgM year cycle The City s Houtfng tten*M for the
ptannulq prrlod 2014 2021 was Last certified In 2013
The Cay of Palm Desert Is In the process of updating and developing strategies for%
cycle Housing Elemem If you haw"cm+meMs tot?*4tdlT.ki'j`,r a E I�Ctt fQlA
Q a�nLnq.oe•Iod 2[21 QMp(easr send TMm duectly to Errc(e;• " . ',D;recta o
Dewwpmerri Services at wm+sTuvefQdVrJ=Lew
Page 1 of 2
planning period 2014 2021 was Last tertlned n•101 S
The Crtyd PMM Oewt is in the process of updating end developing stiateq.es too Its e
cycle Moosup Elemeol.11 VW hex arty conrnents to the,1tBII ftair9 EjnwL!tlI
r2;wwAaq oer;od 1021 2029,please send Own directly to ErK ce a.Oeputy Olrectoi of
Oextoorrvnt Servkn M tYtM:titvcdWl[L�PICSdrg
•
Thanks,
Eric Ceja
Deputy Director of Development Services
Ph:76O.346.O611 Direct:76O.776.6384
eceja@cityofpalmdesert.org
73-510 Fred Waring Drive,Palm Desert,CA 92260.2578
www.cityofpalmdesert.org;ri �-r
Install the Palm Desert In Touch app to stay in touch with your community
Anrl rnirl Annlo IAAnhiln Mak
Page 2 of 2
jri%
�' C I T Y O f P H I M D ESER T
73-510 FRED WARING DRIVE
PALM DESER'r, CALIFORNIA 92260-2578
TEL: 760 346-o6i i
info a cityofpalmdesert.org
December 6, 2021
ROMAN CATHOLIC BISHOP
OF SAN BERNADINO
1201 E HIGHLAND AVE
SAN BERNARDINO, CA 92404
SUBJECT: APN 627041013 HOUSING ELEMENT INVENTORY
On October 29, 2021 , you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 61h Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
httr)s://www,cityofgalmdesert.or /�� our-
city/departments/planning/aeneral-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-061 1 or via email at
eceja @ cityofpalmdesert.ora.
Best Regards,
LCEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
CITY 01 P 0 1 M 0 1 S I R T
73-510 FRED WARING DRIVE
PALM DESERT,CALIFORNIA 92260-2578
TEL: 760 346-o6i i
info(,'cityofpalmdesert.org
December 6, 2021
ROMAN CATHOLIC BISHOP
OF SAN BERNADINO
1201 E HIGHLAND AVE
SAN BERNARDINO, CA 92404
SUBJECT: APN 627041032 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 6th Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
https:Hwww.citvofpalmdesert.org/our-
city/departments/ lap nning/aeneral-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
ece*a@cityofpalmdesert.org.
Best Regards,
E CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
ice,mxnrox ucrmo rucr
11 1Y O f P 01 M D ESER I
73-5 IO FRED WAKING DRIVE
_ PALM DESERT, CALIFORNIA 92260-2578
TES: 760 346-o6i i
info"-cityofpalmdesert.org
December 6, 2021
FREEWAY LANES
9777 WILSHIRE BLV STE 900
BEVERLY HILLS, CA 90212
SUBJECT: APN 694510013 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 6h Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
https://www.cityofi)almdesert.or /q our-
city/departments/ lap nnina/ eg neral-plan/housing element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceja@cityofpalmdesert.ora.
Best Regards,
IC CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
CITY 0 1 P 0 1 M D ESE R T
73-5 Io FRED WARING DRIVE
PALM DESERT,CALIFORNIA 92260-2578
TEL: 760 346-o6i r
inforu cityofpalmdesert.org
December 6, 2021
UHC 00357 PALM DESERT
DEVELOPMENT LLC
2000 E 4TH ST STE 205
SANTA ANA, CA 92705
SUBJECT: APN 694130017 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 61h Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
httr)s://www.cityofealmdesert.or /� our-
city/departments/ lap nning/ eg neral-plan/housina-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-061 1 or via email at
eceia@cityofpalmdesert.ora.
Best Regards,
ERIC CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
CI T Y 0 P H I M D ESE R T
73-510 FRED WARING DRIVE
PALM DESERT,CALIFORNIA 92260-2578
TEL: 76o 346-o6ii
info(a cityofpalmdesert.org
December 6, 2021
UHC 00357 PALM DESERT
DEVELOPMENT LLC
2000 E 4TH ST STE 205
SANTA ANA, CA 92705
SUBJECT: APN 694130018 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 6th Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
https://www.cityofi2almdesert.ora/our-
city/departments/glanninq/aeneral-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
ece4a@cityofipalmdesert.org.
Best Regards,
ERIC CEJA "
DEPUTY DIRECTOR DEVELOPMENT SERVICES
A
CITY 01 P 0 1 M 0 1 S I R T
73-510 FRED WARING DRIVE
PALM DESERT,CALIFORNIA 92260-25 78
TEL: 760 346-o6i i
info*dtyofpalmdesert.org
December 6, 2021
SURVIVORS TRUST UNDER
THE SHAH FAMILY TRUST
40530 MORNINGSTAR RD
RANCHO MIRAGE, CA 92270
SUBJECT: APN 627041029 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 61h Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
httgsJ/www.cityofaalmdesert.org/our-
city/departments/nlannin eneral-plgn/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceia @ cityofpalmdesert.ora.
Best Regards,
41E
CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
`�ININIID DN N[(((l10 NN 1IN
1 S Illy Of PHA OMNI
73-5 Io FRED WARING DRIVE
)js
PALM DFSF,RT,CALIFORNIA 92260-25 78
TEL: 760 346—o6ii
infom cityofpalmdesert.org
December 6, 2021
SURVIVORS TRUST UNDER
THE SHAH FAMILY TRUST
40530 MORNINGSTAR RD
RANCHO MIRAGE, CA 92270
SUBJECT: APN 627041031 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021 . This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 61h Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
httos://www.citvofpalmdesert.or /p our-
city/degartments/ IaR nning/ ec neral-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceja @ cityofpalmdesert.ora.
Best Regards,
�11 E CEJA
v DEPUTY DIRECTOR DEVELOPMENT SERVICES
CITY 0 P0IM OESERI
73-510 FRED WARING DRIVE
PAI.M DESERT,CALIFORNIA 9z260-2578
TEL: 760 346-o6i i
info p cityofpalmdesert.org
December 6, 2021
ROMAN CATHOLIC BISHOP
OF SAN BERNADINO
1201 E HIGHLAND AVE
SAN BERNARDINO, CA 92404
SUBJECT: APN 627041033 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 6th Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
httr)s://www.cityofl2almdesert.oro/our-
city/departments/planning/ e� neral-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceia@cityofpalmdesert.orcl
Best Regards,
E CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
C I I y 01 P H I M O ESERI
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-o6i r
info,a c ityofpaImdesert.org
December 6, 2021
SURVIVORS TRUST UNDER
THE SHAH FAMILY TRUST
40530 MORNINGSTAR RD
RANCHO MIRAGE, CA 92270
SUBJECT: APN 627041011 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 61h Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
https://www.cityofr)almdesert.org/our-
city/departments/glannina//aeneral-plan/housina-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
ece6a@cityofr)almdesert.org.
Best Regards,
%+ �-a
DEPUTY DIRECTOR DEVELOPMENT SERVICES
I I y 0 1 P H I M O ESER I
73-510 FRED WARIN(; DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-o6ir
info a cityofpalmdesert.org
December 6, 2021
SURVIVORS TRUST UNDER
THE SHAH FAMILY TRUST
40530 MORNINGSTAR RD
RANCHO MIRAGE, CA 92270
SUBJECT: APN 627041012 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 61h Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
httr)s://www.cityofpalmdesert.ora/our-
city/departments/planning/general-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceia@cityofpalmdesert.ora.
Best Regards,
f ��L '-'Q-�
EDCEJA ?:�
V DEPUTY DIRECTOR DEVELOPMENT SERVICES
I I y 0 [ P 0 1 M OESERI
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92,2.60-2578
TEL: 760 346—o6ii
i nfo!u cityofpalmdesert.org
December 6, 2021
COACHELLA VALLEY WATER
DEPARTMENT
P O BOX 1058
COACHELLA, CA 92236
SUBJECT: APN 694520013 HOUSING ELEMENT INVENTORY
On October 29, 2021 , you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 61n Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
https://www.citvofi)almdesert.ora/our-
city/departments/planninq/aene ral-plan/hou sin g-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceja @ cityofpalmdese rt.ora.
Best Regards,
41( RIC CEJA
"(� DEPUTY DIRECTOR DEVELOPMENT SERVICES
ILI ruxuo ox¢rtuo nru
E I T y O f P H [ M DESERT
73-510 FRED WARING DRIVE
PALM DESERT,CALIFORNIA 92260-2578
TEL: 760 346—o6i i
it info-cityofpalmdesert.org
December 6, 2021
WNRA PALM DESERT 103
8 EXECUTIVE CIR
IRVINE, CA 92614
SUBJECT: APN 694520019 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 6th Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
httr)s://www.cityofpalmdesert.orgLgUL
city/der)artments/121anning/general-r)lan/housina-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceia @ cityofpalmdesert.ora.
Best Regards,
IC CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
E I I Y O f P R I M D E S E R T
73-5 1 o FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92 260-2 5 78
TEL: 76o 346—o6ii
41 info'a cityofpalmdesert.org
December 6, 2021
COACHELLA VALLEY WATER
DEPARTMENT
P O BOX 1058
COACHELLA, CA 92236
SUBJECT: APN 694520014 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 6th Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
httr)s://www.cityofpalmdesert.org/our-
city/departments/planning/general-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-061 1 or via email at
eceoa@cilyofoalmdesert.org.
Best Regards,
'�Ct CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
I I y 0 [ P H I M 0 1 S I P 1
73-510 FRED WARING DRIVE
PALM DESERT,CALIFORNIA 92260-2578
TEL: 760 346-o6i i
info!a cityofpalmdesert.org
December 6, 2021
WNRA PALM DESERT 103
8 EXECUTIVE CIR
IRVINE, CA 92614
SUBJECT: APN 694520020 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 61h Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
https:Hwww.cityof pal mdesert.or /our-
city/departments/planning/ eneral-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceia @ citvotoalmdesert.ora.
Best Regards,
ER EJA
V DEPUTY DIRECTOR DEVELOPMENT SERVICES
CITY Of P 0 1 M DES E R T
73-510 FRED WARING DRIVE
_ PALM DESERT, CALIFORNIA 9226o-2578
TEL: 760 346-o6i i
info'-cityofpalmdesert.org
December 6, 2021
PALM DESERT UNIVERSITY
GATEWAY
38 S CLANCY LN
RANCHO MIRAGE, CA 92270
SUBJECT: APN 694190087 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 6ch Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
htti2s://www.cityoft)almdesert.orci/our-
city/departments/planning/ eneral-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ce}a, Deputy
Director of Development Services at (760) 346-061 1 or via email at
eceia @ cityofpalmdesert.org.
Best Regards,
RIC CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
`•/IIMIID OM llt/I11011111
I I y 0f P H M OESER I
73-510 FRED WARING DRIVE.
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-o6i i
lip info'a cityofpalmdesert.org
December 6, 2021
FIRST ST FINANCIAL CENTER
2331 W LINCOLN AVE
ANAHEIM, CA 92801
SUBJECT: APN 685010005 HOUSING ELEMENT INVENTORY
On October 29, 2021 , you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 61h Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
httgs://www.cityofi2almdesert.or /4� our-
city/departments/plannina/ eneral-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceia @ cityofpalmdesert.ora.
Best Regards,
ERIC CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
E I I y 0 [ P H [ M O ESERI
I 73-510 FRED WARING DRIVF
PALM DESERT,CALIFORNIA 92260-2578
TEL: 760 346-o6i i
info'-cityofpalmdesert.org
December 6, 2021
SURVIVORS TRUST UNDER
THE SHAH FAMILY TRUST
40530 MORNINGSTAR RD
RANCHO MIRAGE, CA 92270
SUBJECT: APN 627041010 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 611 Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
https://www.cityofpalmdesert.org/our-
city/departments/r)ianning_/general-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceia@cityofpalmdesert.ora.
Best Regards,
IC CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
CJ nunoo.uumornu
CIT Y 0 f P 0 1 M OESER T
73-51D FRED WARING DRIVE
PALM DESERT,CALIFORN]A 92260-2578
TEL: 760 346-o6i i
lip info4cityofpalmdese rt.org
December 6, 2021
BRAVO GARDEN
APARTMENTS
72877 DINAH SHORE DR STE
103
RANCHO MIRAGE, CA 92270
SUBJECT: APN 624040037 HOUSING ELEMENT INVENTORY
On October 29, 2021, you were sent notification of a public hearing
scheduled on December 7, 2021. This hearing was intended to provide
property owners an opportunity to comment on the Palm Desert Housing
Element update for the 6th Cycle 2021-2029 planning period.
That public hearing was been re-scheduled to January 18, 2022. Future
public meeting information can be found by visiting the City of Palm Desert
website at the link below.
https://www.cityofi2almdesert,ora/our-
city/denartments/ lap nning/general-plan/housing-element.
In the event you have questions regarding the Housing Element inventory
program or this rescheduling notice, please contact Eric Ceja, Deputy
Director of Development Services at (760) 346-0611 or via email at
eceia@cityofpalmdesert.org.
Best Regards,
ER CEJA
DEPUTY DIRECTOR DEVELOPMENT SERVICES
«nnno ox xuram ruu
Housing Element I City of Palm X +
Q 8 https://www.cityofpalmdesert.org/our-city/departments/planning/general-plan/hous (D 67% In7 y
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PALM DESERT RESIDENTS BUSINESSES VISITORS OUR CITY a
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6"Cycle(2021-2029)Housing Element Details Housing Element Documents
The Housing Element identifies the City's housing conditions and needs and Please click on the links provided below to view the Housing Element
establishes goals,objectives,and policies that are the foundation of the City's documents.
housing and growth strategy.The Housing Element is one of the mandatory
components of the General Plan and is the only Element individually certified •Palm Desert Housing Element update 202.172029 (Housing.._Element
by the Staters Department of Housing and Community Development(HCD)for 41^Draft)for public review.
an eight-year cycle. The City's Housing Element for the planning period
2014-2021 was last certified in 2013. •Palm Desert City. Council Adopted 2021-2029 Housing Element on
March S0,2022
On March 10,2022,the City of Palm Desert City Council adopted the 6"Cycle
(2021-2029)Housing Element Plan(Plan)and the associated environmental Incorporated changes to the March 10, 2022 adopted 2021-2029
review.However,after review by HCD,the updated Plan(Housing Element 4" Housing Element
Draft)was required to be recirculated for public comment and must be re-
adoption by the City Council. To meet these requirements, a Planning •Palm Desert Housing Element Proposed Amendments 12/28 1
Commission public hearing is anticipated to be held in August 2022 and the •Palm Desert AFFH_Proposed Revisions 15/21
public hearing for City Council re-adoption in September 2022. For public •Palm Desert Housing Element Excerpt_S[18[22
review of the updated Plan,please CLICK HERE or on the link provided below
for the Palm Desert Housing Element update 2021-2029(Housing Element 4" •City._of_Palm Desert Planning Commission, Revised Draft Housing &
Draft), Safety Elements presented Januarv-M 2022 and February 1,_2022,and
adopted bv_Resolution 2804.
Questions
If you have any comments or questions,please send them directly to Rosie
Lua, Planning Manager, or Jessica Gonzales, Housing Manager, by clicking
HERE.
For general inquiries not related to the Palm Desert Housing Element,CLICK
HERE to contact City HaIL