HomeMy WebLinkAboutCC RES 89-137�
RF�OLUPIUN ND. 89-137
A RESOLUTION OF 'PI-iE CITY �OUr]CIL OF TI-IE CITY OF
PAI.1`�1 DFSERT, CALIFURNIA, APPROVING A GII�IERAL PLAN
AN��IDN�JT, THE HCR.JSING II,II��3VT.
CASE N0. GPA 89-6
WF-�S, the City Council of the City of Palm Desert, California, did on
the 14th day of December, 1989, hold a duly rx�ticed public hearing to oonsider
the request appraval of a new housing elgnent to the general plan; and
Wi�FtF.AS, said applicatian has oa�lied with the requir��ents of the "City
of Palm Desert Proaeduz�es to Impl�zt the Californi.a F,c�viroi�nental Quali�ty
Act, Resolution No. 80-89" , in that the director of camn�nity developrnent has
detennined that the amendment will not have a negative impact on the
e.nvix�ornnent and a negative declaration has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and argtiunents, if ariy, of all persoa-�s desiring to be heard, said city
aauricil did find the follawing facts and reasons to justify approval of the
general plan amex��ne,nt:
1.
2.
The proposed housing element ocmplies with the California State
Housirx,� Element Law, Gave�zt Ac�ninistratian Code Sectian 65580.
The proposed policies and programs will enhance ix�using opportunities
for all sec�nents of the Palm Desert �iity.
NOW, THEREF�ORE, BE IT RESOLVED by the City Crnulcil of the City of Palm
Desert, California, as follaws:
1. That the abave recitatic¢�s are tzve and correct an�d oonstitute the
findings of the cannission in this case .
2. That it does hereby appraving of a general plan amerv�ent: the
Housing Element and the Negative Declaratian of F�viror�anental Impact
attached hereto as E�hibit A.
PASSID, APPROVID and ADOPTID at a regular meeting of the Palm Desert City
C':ouncil, held an this 14th, day of December, 1989, by the follawing wte, to
wit:
AYES:
NOES:
ABSII�T:
ABSTAIN:
.. i.._...� . ;.
/� S%� �
/ _ _���.c�%
"� SHEILA R. -6�i
BE�ISON, KEL,LY, SNYDER, WILSON, ArID Q2ITES
NOI�iE
NOI�1E f,
NONE � -
B RD . C�tITES, May�r
c. �
� ;'� �-��ti`z--�.
GAN, City, lerk
PD/tm
/
. � R�c)I,UrIO[�I I�U. 89-137
0
D►� 1�•
Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California
Administrative Code.
�or� � a� � •
CASE NO• GPA 89-6
v •,• � �� .�•
PR0.7DCP DF�IFPIC[�T/IiOC��TIOI�I'
revisian.
City of Palm Desert
City of Palm Desert General Plan Housing Element
The Director of the Deparbnent of Ca�munity Develognent, City of Palm Desert,
California, has foiu�d that the described project will rbt have a significant
effect � the envirorunent. A oopy of the Initial Study has beP.n attached to
cloc�ur�ent the reason.s in support of this finding. Mitigation measures, if any,
included in the project to avoid potentially significant effects, may also be
found attached.
' � •� �
� �
�''��� . �� ='•�-� , '" December 14 1989
RAM� A.,DIAZ DATE
DIRECPOR OF C�NNIUNITY PN�IT
•� .
2
EXHIBIT A
CM4y`ti1' • : � r,a.�_�:��
�CJ� :I� . r . ♦
H O U S I N G E L E M E N T
PREPAFiID BY CITY OF PAIM DFSF�tT
D�AR'Ir�Nr OF �NITY DEVEL�OPNffNT/PLArIIJII�
R��1 A. DIAZ, DIRFJCI�OR
Philip Drell, Senio�' Plat�e�r
TanY'a P'bnroe, Sec;x'etarY
�pt'� December 14 _ 1989
Resolutian No. 8 9-13 7
City Manager Bnaoe Altrnan
F'L�PSII�TIl� �[M�QSSIQ�1 CITY C�JIaCIL
Ric,isaz�d �[`aood, Ct�airman
Robe�'t DO�ar�s
Sabby Jot�at2�n
Ja[nes RiCharc33
Car+ol 4�itloCk
S. Ray Wilson, Mayo�'
Jean Bec�.qotZ
Bufa�d C� ites
RiCtlazd Kelly
Walter Snyder
r
v• :+ •r ��.�4y.lr.
.
I. Bi�CIC1(�JIm
A. Populaticn and Ho�set�old Chara�cteristics
B • Inoane and �nQlay[ne�t
C. H�ou.�ir�g Characteristics
1. Fio�usir�q Mi.x
2. F�iousiryg C�ndttia�s
3. Ov�e�r,x,ow�dirr3
4. Vacar�c,y Rates
II. H�IISII� I�g
A. ��Regi�tHp�yginq Needs Ass�ss[le[lt ( RiII� ) Tl�e Fair
B. Owr�e,rship Housin9
C. R�ental Hou.4ing
D. Pre.sexviryg Neighbo�Y�ood QualitY
E. CorLStraints
1. Go�v�nmental
a. Latyd use
b. Building Cbc]es and De�relop[[�ent Stac�dards
C . DevelC�pnent Fees
d. P�exmit Prooeesiryg Prooechu�es
2. Cbc�straints
a. I,and Cbets
b. CbcLst=uctian Costs
C . Finar�Cing
3. Coc�s�traint Stnma=y
Page Np.
1
1
1
2
2
3
3
4
5
5
6
7
8
8
8
8
10
10
11
12
12
12
13
14
E�
�
• :� • •� a •• � i��
F. Special Need.s
1. Elderly
2. Handicap�ed
3. Female Heads of H�aLse,iblds
4. Lat'ge F�nilies
�5. Fazm Worker Haisi.r�g
6. The I-1��eless
III. 'I�iE P1�D�i
A. Neighbori�ood Quality
1. Public Infrastructure
2. Rehabilitation
B.
C.
a. Fi.riancial Assistarrs
b. Certificate of C'.azfarmance Program
c. Public Aoquisition and Rehabilitaticn
Residential Gbnsetvaticn
1. 7oczir�g
2. Nbbile iiome Park ProteCtion
3. Federal Housir�g Subsidy Pr�ograms
Reciuc��g-Gbsts and Prioes of New Coc�strvction
1. Rgnaral of Gbv�arnneaital �nstraints, De:Lsity
eornyqes and Develo�p[t�t Stat�d�ards Refo�m
2. R�ental Hausir�g
3. OwryerstZiP ��J
a. Mo�tgage Assistai�oe
b. Self-Help Housir�g
ii
14
14
15
15
15
15
16
17
17
17
18
18
18
19
19
19
19
20
20
20
20
21
21
21
v• -, • •• a •� � ia�
D.
E.
F.
w � _• � •
- •� • - •
a - . •. - .
. . . •...� . � -
. _ _�-, _�
�
Five Year Program SuRnaxy
Residea�tial Land Irnreaito�y and Site CSriteria fo� High De�.sity Law
and Nbderate Ir��e I�o�usi.r�g Projects
Annival Re�view
�virorm�tal I�ac ts
I. Natural Dnviran�ental I�acts
II. PubliC SetviCes
Review of Past Hw.siz�g Ele1[lecit It�lemezrt3tiocl
1984-1989 Five Year Program Re�t�iew
I. Neighbo�i�ood Quality
II. C.o�t and Price Re�ction of New (Jonstru�t,ion
PubliC PartiCipation
22
�
22
�
23
25
29
32
�
33
33
34
35
35
35
37
iii
• � 1 � � �
The goals, poliCies and i[[�1�ztatiCtl p�+ogr�nS Set fo2th in the Palm DesPxt
Hou.si.r�g Eleneait to the Ger�eral Plan are guided by Califo�nia State I�ou.sir�g
Objectives.
1. Pravisions of dec,ent ha�.sir�g fo� all persa�.s regardless of age, race, sex,
marital status, saur.e of ir��e o� other arbitrazy factors.
2. Prr�vision of adequate hou.sir�g by locatirn, type, p�ice ar�d tenure.
3. Development of a balanced residential �virorment includi��g acce_ss to
jobs, canrnmity facilities arxi se�vic�s.
This element will exainir�e the nature of the oxisting hou,sing stock in relaticn
to the ci�aracter and need.s of PaLn Dese=t resid�ts and i�x�w future develc�nent
can best meet future r�eed.s.
:�•�r-,• �
• �:• i • � • .�a • � • � • �- w
The Califo�ta Depaz-bnent of Finar�oe estimated ( see appendix for
ocaQlete data) Palm Desart's 1989 pe�t population to be 19,454
in 8546 ha�geinlds. Southern Califo�nta A��qociaticn of Gavenments
( SG�G ) pmo j ects gmwth to 10, 301 tyou.setnlds by 1994.
The two most populaus age catego�ies id�tified in the 1980 census
wp,re 65+ (2176-18$) and 25-34 (1830-16$). This oompares with 1185-
10$ for the 45-54 age catego�y. The dominanc�,e of ycx,II�g adults arld
senio�s is r+esp�orLsible fo� a large rn.anber of snall, often childless,
houspholds. Q�e and two per�son ho�Lseinlds a000�mted fo� 72$ of the
PaLn Dese,rt total . Sixty-fiv�e pei�cent ( 65$ ) of married oaiples had
rb childr+en. orily 824 nou..set�olds ( 7� ) haci mo��e than three manbers.
These young and old households which daninate Palm Desert
�'aPhics 9e�'a11Y r�p�'e�lt age 9='a� with the lowest isx�anes .
The 45-54 age group, ��nially a4.9ociated with the highest inoane
p�ucing pe�iod, oa�sised the snallest secp�t of the PaLn De.sert
�ity.
B. II��B APD II�IAid�ENP:
In 1980, PaLn De�sert median ha�.�t�old inomie fo� a family of four was
519,647. The 1989 Riverside/San Heirsardim area median was 532,200.
Zbtal Palm Desert resident e�layment in 1980 was 5681 with sales and
sezvice acoo�mtir�g f� 68$. There w��e 179 familie� livi.ng belaw the
poverty line of which 32 were female i�ead.s of hrxLseholds with
childz�eri. Tt�ex�e w�ex�e np hot�4ei�olds with heac]s aver 65 below the
po�vez-ty line. Total �laymecit in the city in 1990 is projected to
reach 13,000.
�
• . � � �� y.��
Ov�er the ne�rt five yeazs Palm Desert will tu�doubtedly experience a
substantial irx�+ea.se in law ia�oane h�ousir�g need.s resultir�g fram the
i'aPid1Y 9r'o�►in9 retail , sezviCe and resort hotel inc�ustries . Up tA
1, 200 new ho�t,el r�ooms and 400, Opp �+�ar�e feet of c�annP,r+cial space are
P�'�jected to attract 2,100 new ec�lay�ees to the ar�ea of which 1, 500
are likely to be pa,id lata inoc[ne wages.
Local restaurants, retailers, and Y�at.els are alreacly expe,riencir�g
itx��siryg difficulty in attracting and }ceepiryq reliable service
emplayees. The lack of affo��dable w�ker housir�g t�as beoome a
p�actical p�oUlem f� �layars and ultimately a real ooc�straint on
the growth and quality of the city's z�eeoa.-t b�9e inc�Lstries. i,ow
ir�oane e�lay�ees will not relocate unless affordable housing is
available. Relial'�oe on �ti�e=' va�aLities to p�vvide this hou.sirr3 is
oocitx'azy to the state hausi.ryg laws fair share concept and will
ultimately result in cloyged hic,�xaays as wo�kers flood in and out of
the city.
'I't�e p�ivate markst has st�awn itself quite capable of ineetir�g moderate
and uppe.r inoa�re rental haisic�g needs. The p�+oducticn of lawer and
veYy law incane housing will requit�e si�ificant assist,ar�oe arrl
involveme�zt of the city, Rec3ervelo�ment Agency, Riverside County
Housin9 Au�o�'itY, at�d �e reso�'t i.t�ustries creatir�g the danand.
• .� •� • :r• �.
1. F�IIJSII� NIIX:
The follawing table vort�+es the 1984 and 1989 Palm Desert
hou.sir�g mix:
'I1�ta1 thzit8 Sit�gle Family 2-4 Lanits 5 0�' Mox�e Mobile Hanes
1984 12,304 9,150 (74$) 1,156 (9$) 1,202 (10$) 796 (6$)
1989 16",60C� 11,853 (71$) 1,586 (10$) 2,345 (14$) 841 (5$)
In 1984, 19$ of the i�ausing sbock was c�omp�ised of multi-family
rerital t,aiits. Qnly 28 imits had been oor�ttucted c�wring the
px�eoeding four y�eazs�. As a result of the city's Affo�clabie High
Dersaity Pl�ned ResiderYtial Prog�eam ( A�IDPR ), 1573 multi-family
r+ental LaLtts were oasstn�cbed betw�een 1984-1988; 37$ of all
units. An additional 800 tmits have bee�z app��oved. Of the 1573
constructed, 180 are rent controlled for lower income
households; 21 are rent controlled for moderate income
2
�
• . � � a y
hau.seinlds. Eighty pe�cr,ent ( 80$ ) of the market im.it rents fall
within the tnoder'ate ir�ocme star�dards .
2. IiCXTSIl� Q'x�IDITIC[�S:
Nbst of the housing in the City of Palm Desert has beeri
vonstructed sinoe 1960. Ge�nerally hcnies in eveiz the oldest
neighbo��i�ood.s are less than 25 yeaYs old. 4�ile the general
level of residential maint�ance is quite good, isolated cases
of deterioration hav�e �rt�ed. Suzveys ind.icate up to 20
single family hanes and 100 multi-family tmits r�eed significant
rphabilitation. In some cases the city has had to thr�eat�
oaxlennation to fo��oe lar�dlo�s to maintain minimm health ar�d
safety star�dards. As will be descxibed later in this el�zt,
the city's redevelopment agency in cooperation with the
Riv�az'side Camty Ho�using Authctt'ity is it�leime[�tir�g p�og='ams to
r�overse the c3eterio�atiaz P� � P�'�� 9�litY hausi�Y3•
3. WQt�bOWDING:
Overcrawdi� is defined as dwellir�gs wi� greater than 1.01
P�� P�' roun. A r+oom is ciefir�ed by the ihziform Building
C�oc3e as a plaoe usable fo� slee�ir�g, eatir�g o� cookirx3. This
excludes bathroans, hallw�ays and closets. Fo� exaRQle a three
bedroan, two bath hame wit3z a kitci�eaz and ocmbinatiai ciinir�g
room/livirg roan wauld hacve five roans. If it was inhabited by
two adults arri fas childre�z, a 1.2 ratio would qualify as
averci�acled.
P�rojections fo� 1989 ba.ged upon the 1980 oen.sus identify 136
h�o�seholds ( 2$ ) with peac�on per rocm ratioe betweeci 1. Ol ar�d
1. 5, and 56 ho�a.set�old (. 8$ ) with ratios gt�eater thaci 1. 51.
is ca��ed by a oanbi,natiai of sho�-t.ac,�es and high
cost of app�op�iate i�aLsir�g. Families are fo��ced t� ct�oose
iietwe�ci snall units o� sharing a larger unit with another
family.
hfiile it may be desirable f� each child to hav�e his/her c�m
bec��oom, scme degr�ee of av�arcnowding is inevitable. Young
families often take several yeazs befo�e ti�y can ar,hieve the
one persori pe�r toan ratio. C.ases of sev��e ov�err,rowdir�g can
lead to accelerated housirr3 deterio�ation and c�x�espaxlir�g
negative impacts for surrounding properties and the
neighbo��i�ood. T!'�are is some evidenoe that the incidenae of
has ir�rea.,sed sinoe 1980 as a result of i.r�ea.sed
3
�
f: iT.� � � a,�
laa�ar ir�orn�e a�lo�ymeszt associated with the Marriott hot.el, the
'Pow�l Csnte�' mall and ge�er'al ea�ansion of the city's resort
eooc�cmic ba.se.
Alti� the city's hausin9 P�'� �e P�� a substantial
rnanbe,r of laa�ar ar�d nnderate inoortie one and two bec��oam units,
there has not bee:i si�tficant ooc�stnx.,-tion of lawer inoame
family housir�g and rn tmits affordable by vexy low incane
hou.Sel'yDids.
Programs in the element will attempt to expand housing
o�ppo�'ttmities fo� t2�ese two gx�x�ps to fir�d ��owclr�d quality
inu.siryg within safe, clea� neigt�bo�iyoocis.
4 . V7�IC'AIVC.Y RATES :
The Federal Home Loan Hank Branch has estimated the 1988
oanbir�ed vacarx,y rate to be 11.6$: 8.72$ abo�ve the "ideal" 2.88�
calculated by SG�G. Vaca�x,y ratss fo� units within the laa�er
ir�oane ratx,�e are less thaz� 1$.
4
�
I _� . � � � a y
. �_ . �� �iay��,
The mandated objective of the PaLn Desert Ha�.sing Elgnent is the p�ovision
of quality, well desi��ed hou.sir�g within safe and attractive ne.ighborinocls
affordable by all segments of the canmunity. The task of the
implelnentatiOn p�ogTam' sha.11 be to re.9olve the oocifliCt and txade-offs
betw�een affordability, design and d�.sity.
4�en the city iryoo�po��ated there was gY�eat oor�rn for what appeaz�ed to be
unacceptably law quality ciev�elopnent st,andar�3s beir�g e�f��ced by the
cau�ty. Zonir�g and design review starxiards r,aai�e c�evelaped to insure
quality neighborhoods. These standards s�,aceecled in ea�oouragiryg an
alxuxiant supply of haisiryg, very hi� quality development, but also
resulted in i�ousing irxx�easir�gly out of the reactz of vezy law, low and
nnd�erate inoane iyouseholds. Th3.s situation was fur�tt�e,r exaggerated by the
high speculative housing market of the late 1970's. Through
i�lecneritation of p�+ogra� oontained in the 1984 Housing Element the,se
p��oUlsns Ylave begim to be ad�'essed.
A. TFIE RHGI�II�1L i�USII� I�S l�1SSFS�P (Ri�A) -� FAIIt SEIl4ii�
�T:
Tt�e state hausir�g law assic�,s the Sauti�ern Calif�nta As.sociatian of
Gav�ernneaits (SCAG) the rasponsibility foac deteimtnir�g Palm Desert's
existing hau.si.r�g r�eed.s and the city's fair share of the regional
future needs. This analysis is ocntait�ed in the Regional Housi.ng
Need.s Asses.4neazt ( RI-II� ). �istir�g need is a si�le p�o j ecticn form
the 1980 �.s of iya���olds payirg mar� than 30� of their ir�oane on
hau.sicyg ba_sed upai the Califo�nia D�part�t of Finarice population
estimatss f� 1988 at�d adjusted t+o 1989. The future r�eed.s section is
ba_sed uperl SCAC's o�m C��wth M2��}ene�zt Plan. Tt�e state h�ousir�g law
"fair share concept" also re�uires the equalization of a
jurisdiction's affo�dable i�aus,ii�g pe�nentage towatds the regianal
av�erage. 'Ii�e futl,a+e r�eec3s sec�tiai, therefo�+e, ir�clixles an "inpaction
adjus�nent" which birirr�s a jurisdiction per+aeritage of futux�+e lawer
and v�sYy lav incane iuzits 25$ closer t� the regiazal ave�rage. Palm
Desert's c�az�ent share is 32$ oa��ed to 40$ f� the region: a
diffe�+erre of 8$. Tt�e oo�oeiticn of t3�e city's future affordable
h�ausit�g r�eed�s was therefo�e ir�c,reased 2$ to 34�.
The existing ryeeds figui�es do rnt assune arYy oor�stnictian of law
incane units during the 1980-88 period and can be rec3�xced if
affo�dable p�ojects wei�e built.
Through One Quail Place and San ZYo�pez Villas apaztment p�ject
d�velopnea�t ac��nerit's, 180 laa�ar in�ortie imits were constructed
5
�
.�_. y � a„a
betwee�i 1984-1987. 'I7�e.9e units will be x�ecit oontrolled thro�ugh tt�e
year 2015 and 2A17 respectiv�ely. -
The adju.4ted RFII� is incltu3ed belaw. Qurent r�eed is 569 lawer
inoane ( 80� of inedtun hau.�et�old inoanes ) and 481 ve�y law inoome ( 50$
of inedi�n hou.setnld inoanes )£o� a to�tal of 1050. FLtin�e r�eed has
bee,n set at 367 icxaer and 30Ci very law inooc[ie. The rnmbers are r�at
intea�ded to be abeolutely aa;urate calculatiar�s cx�eatir�g a��quata��
th�e city is expected to achiave. It is mat�ely an e�timate of the
gec�eral ma�itude of ryeed and seives as a goal fo� the desi� of
local hou.sir�g p�ogr'ams. Cities will be evaluated on how effectively
available z�eso�tt�ces are a�loyed taaards the attairmetzt of the RF�
targets.
�I.�iH � �� � � { JJ�� r.�1r� .�?
I. AD►7t�1'ID �QSTII� r��
1989 LIi�Is OVE�tPAYII�' FC�t Si�LTF1t
f�7IJS�LDS LII�iS 'POTAL VF�tY LAW L�1
8,546 2,518 1,144 481 569
LIHIi �PAYN�NP BY TEIVIJRE AIm II��
VL-� LOW-CJH1i��t TOT-REKPIIt VL-RENPIIt
147 233 669 335
II. FVIZaiB r�ID - 1
TOTAL VL II� I�1 Il� Nl� II� FIIt�I II�
1, 964 30Ci � 367 340 954
• � , ��-
:�•
�.. ; a.�4�;
�
I�IEFt IlVC fII(��t IlVC
( $'VL & L ( $i�CD & UP )
34.1� 65.9$
*Adjusted t� reflect 1989 "GAP~ year and rec�ioed f� 180 1aae� ir�oane imits
apnstnyct-,ed in oa�eCtion with Qne Quail Plaoe and San Ti�ape,z Villas Affo2�dable
High R�ent p�ojects.
I: • �a•..� ��• � . �
'I'h9 F�]D it�oo[ne guic381ifles Call fo�' 3 maximm low iT�oo[ne owt�Brshtp
unit sellir�g p�ioe of 565, 000 ba.ged t.g�oci the morithly paymerit rn a
C
�
• . � � � y
10.75� 30 year loan. The modesate inacme hause p�ice limit would
app=r�ach $90,000. No new p�ojects ha�,�e offered hames in this p�ice
range for at least five years.
The median price of existing Palm Desert housing in 1988 was
$130,267. A total of 16 single family ixmes and 21 oonduniniuns are
currently a� the m�arlcet ( Mairh, 1989 ) below the $90, 000 moderate
irycane rarge. No r�ew tuiits have beeaz aor�icted within the nncierate
rar�ge since 1984. In 1984, Mamtain View Falls offered 100 two and
three bedYnan tuiits betw�ai 568,000 and 572,000 as part of a 25�
density ba�nLs p��og�cam.
4�ile sane appo�azities rena.in in tt�e resale mark�et, the lack of c�,w
moderate ir�oane units will ultimately result in a diminishing
availability as danand gr�ows. The grnwth of low and rt�oderate inoane
ec�lc7y[nent with lead to an irx��easi� ryeed fo� faRtily hw.sir�g which
is best served by single fa[nily tazits. Durityg the 1984-89 pe.riod,
the Palm Desert housin4 P�''o9Z'� �le[nentatiai stressed multifamily
�ictirn which had la�ged c�urit�g the p�eviaus pe.riod. 'I�gh
1994, afforr3able fanily Yxx�.sirg will reoe.tv�e greater emphasis.
C. RQdPAL ii��Il�:
When the city ir�oo�po��ated in 1973, rne of the first task.s was to
ii�xrnre the averall quality of dgvelopi�t through the raisir�g of
staixiards enfor+oed by the oourity. Ir�advertently, ti�ose n�w zoning
standards acmbjs�ed with other more general econanic factors to
virtually halt multifamily r�tal oonstnlctiai. In 1984, 19$ of the
ha�.sirr� stoc.k was oanp�ised of multifamily units. Only 28 im.its had
been built betweeri 1980-84.
The i�lementation of the Ai�PR zone antair�ed in the 1984 Hai.sir�g
Elenecit, lower interest rates and the use of tax-exempt bond
financing led to the of 1573 rental im,its between 1984-
1989 and the appx�av-al of 800 rro�e. Durirr3 the period, 37$ of all
tmits oor�xvct�ed wez�e nul.tifamily rea�tals. 'Phe new units inClude
180 low�sr it�oc[n9 and 21 rent ootztrolled modes'ate ir�oane tuiits. 'I't�e
majority of the market rate taLits fall into the mod�arate range.
Conttolled lawer inoome tmi.t rents f� new one and two bec�nonLs rar�ge
fma $450 to 5550/month. Nlarkst r+e�ts rar�ge from 5500 to 5800/month.
Qure�it a�ai'�t v�aaaryc,y ratss average t�ear fiv�e per�t. This
cx�mpares to 1.8$ in 1984. Some of the lazge vcnQlex�es exparier�oe as
high as a 20$ vacanc,y rate during the off-sea�9on sunmer months.
Vacar�c.y rates for ic.�rer i�cnre units ars virtually zero.
7
�
. �_ . �.. � a� a.�
New a�aztment aonstnaction wer the last fiv�e yeaz�s has satisfied the
dena�Yis fo� nnciarate iryoome units ar�d has beg�ui to adc�ess lawer
ir�aane r�eec3s. -
'I3�e AEID p�Dg�Cam is limited in that lOwer ir�oo[ne hw.gj.t�g p�uction
requires stror�g dalnand f� the 8(3$ market tuzits. If danand for
[�nderate market tmits lavels, thaz new p�c�ject4 will r�ot be built.
I�ower ino�ne pmoduct,ion oeases tmless additicnal finar�cial subsidies
are ix�clucied.
� • •�:r.��• � :v c : � •� � � � • ,.
4�ile desi� standards can p�iae very attractive new cievelopnPnts,
tt�y car�mt always s�icceed in substantially i�vis�g older cievelq,�ed
neighbori�oods. Declining neighborhoods t,ec�d to disoo�age the
investnent of private capital thus reinforcing their decline.
Although the substandard condition of certain a=�eas �lts in
de�essed p��apeacty values and lawered housing values, allowing
continued decline is an tazaooegtable solution to the affoac�ciable
hausing pmoblem. sluns reeult �n a aangerous, ugly e�virncment but
do not guarantee affo�dable hausit�g. In a tight hausir�g market
lar�dlo�ds will oontit�ue to be able tio reoeiv�e high retlts e'v�l as
quality declines.
The oorx�pt of Y�eclevelopnerit was specifically desi��ed to t�eak the
cy�cle leadiryg bo the dev�elopm�ei�t of sluns. Carefully plar�z�ed public
investment in the fozm of improved public facilities, and law
interest re�t�abilitation loa��s will encourage private investment
reversir�g �e decline cy�cle.
Zb achieve the goal of quality neighbo�i�oocls and affo�dable haa.sir�g
renu.ires the p�+aro�tian of irr�avativ�e designs which rechioe the oosts
of constivction while still praviding a desirable residential
envirorment. Beca0.a.9e of hi� lar�d ooets, it will be neoessaiy fi�
p�c�vide sane fo�m of direct fin�cial assistanoe t�o cbvelapers o�
2xxa.�et»lds to ac�Lteve all our' i�ousirx3 goals.
E. �N6'Ili�►IIJlS:
1. C�OVF�IIdPAL :
a. Land Use:
D�ir�g the city's first yeazs, a sho�tag�e of vacant high
density zor�ed p�Yyperty disoau�aged affoxdable trultifamily
developnent. This situation was corrected with the
0
�
i. �_ . �.. � �„ a.�
Greation of the AI-IDPR zoc�e which established p�oc�ures and
c�iteria far re-zor��g up to 25 dra�elling im.its/acre for
P�ojects orntaini.i�g 20� lawps ii�arc�e units. Th�h 1988,
42 ac��es hav�e bee�i rez,a�ed ar�d 896 tmits c�ons�tructed �r
the AFID p�ogram. In 1986 the Senior Overlay was cxeated to
p�a�ride similar ir�ztives specifically for affordable
sea�ta� iyou.si.ryg.
UpzaZiryg durisyg the past four y�ears of an a3d.itirnal 85
acres elsewi�are throughait the city frcm medtun to high
d�.sity will pextnit an addttional 1500 multifamily tm.its.
'Phese rezonitxJ p�ogr'ams hav�e effectiv�ely eliminated land
use restrictions as a constraint � the p�ction of
affo�dable haisirr3.
Marnif�u�ed fio�u.sir�g Oppo�tLaLttie.s
Within the city thei�e are cuLrecitly four mobile riane park.s
containing 703 spaces and a 120 acre mobile home
subdivision oontair�is�g 360 lots . 'I"t�e par}cs are at 100�
capacity and the subdtvisicn is 904r ciwelc�ed. An 86 acse
241 lo�t pazic is cuiz�antly urr3ar aorLst�vction. All mobile
i�r�rtie facilities are specifically z,oned fo� that use. In
addition, the city is cxnQlyir�g with Ct�pters 1571 and 1572
Statutes of 1988 permttting a�pp�t�veci mar�oufacttued hau,sir�g
on permanent facilities in sir�gle family areas.
Paz�i.t��r.
The zoning ordinance requires two parking spaoe,s pe.r
apaxtnent unit . Dt1e to the desext' s exts ene heat , one
s�aoe mi.st be owe,red. Sir�gle family hrnies require a twc�
car garage o� carpo�t. 'Pt�ese require�ients are ba_9ed upaz
studies of automobile awnership and needs for guest
ParkirY3 -
Rec�uctior� have beeaz granted fo� affo�ciable projects when
-� site g�eametry mad�e full attairn�ecit i�aeactical. 'I3�e SerLto�
Housir�g Overlay red�ices parking to one space pe.r tu�it fo�'
p�rojects with an age 62 miriirtam and 1.25 fo� an age 55
minimim.
Senio�' Sec�ond Uciits
In 1983 the city adopted a Se�orrl Unit Senio� Ha�sir�g
ozdina��oe which peimits one additional rental unit to be
adc3ed to sit�gle fa[nily hrnies. It requiree the tmit to be
ir�oo�po�ated into the main stxuctures and requires the
E
z� � /�_ � ��e �►i
total development to resemble one si.r�gle family hone.
(z�n.sistent with our rea�tal apartm�nt star�dard an additional
two Parkin9 spaces az'e requix'ed• Ooc«pants mu..st be 60
years of age os older. �� 1989 there has beeci a�ly
three applications for the program. All have been
�PF�'� •
i�ile the seoocxi unit p�ogram has not n�ad�e a si�ificant
oaitribution, its lack of s�icoees has r�at vonstituted a
major constraint on the production of rental senior
iY�u.sing. The Se�io�' Ov�e,rlay o�dirsatyoe and the availability
of vacant land has provided ample opportunities for
oa�str�ctian of seczia� t�au.si.ryg.
b. Buildis�g Clodas and Developne[it Sta�daz�ds:
A goal of this element is the c3evelapn�ent ar�d mainter�ar�oe
of high quality housing and res.idential neighbo�fiOocig,
S�fi3.le PaLn De�ert's st�dards are high, developers are
giv�eci a g=�eat deal of fl�xibility in rl�oosir�g the memzs by
which the starxiards can be achiev�ed. Analysis of p�o j ect
alternatives de�c�ibiryg lawered levels of design quality
ar�d amecLtties shaw only minimal decreases in monthly
hau.sir�g oosts at the exper�e of si�ificant red�ctiaZs in
averall quality.
The city uses the Uniform Building Code with sane
modifications relating t� vombustive roof materials and
alunimm eleCtrical wirix�g. � It is estimated that tt�ese
hiyher s�tar�dards inc��ea.9e the initial oost of a typical
home by $300. The increa�ed level of safety and the
x�e�ction of la�g tenn mainter��oe oosts offset the initial
eatra ooets. Applica�ts Ysave ti�e oppo�t�uzity to p�+o�vide
engineered cost saving alternatives which meet code
specificatia�s. Nbd�lar and p�+efab�icated buildirxJ systens
i�ave been used e�rtensively. Quality oon�ct.ion, while
initially apQeatit�g nar�e e�sive, Z�esults in low�er lo[�g-
texm h�otasi.ng oosts .
c. Dev�alapnecit Fees:
City of PaLn Desert fees are des.i��ed to oov�er actual oosts
of p�ooessirx,� applications and the extension of urban
services to the proposed develapnerit. A typical 1500
squaz�e foot hare will iryclude $8, 693 in fees of which only
$1,100 is for design and building plan review. The
10
I� �_ !� ��_ �1 �� ���4
remainder is for public improvements to serve the
c3gvela�ment. Utility r�ook-up and sc�,i�ool fees acc�a�nt for
mo��e thari 50$ and are rr�t within the c�ontrol of ti�e city.
D�velopnent fees within Palm Desert are �arable to t]��ose
charges within other jurisdictiocLs throughout the Coaci�ella
Valley. Althax,�h the�y oocLstitute a substantial aor�straint,
aooamtir�g fo� te�n pem,ent of a modast iyane' s oost, fees
are based upon real public costs which must be paid by
someone. The city's camnitment to affordable hau,sir�g
z�eoo�zizes that finarycial assistar�ce will be required to
reci�u5e the av�arall oost of ha�siryg which inclucies fees.
•� • • i� • . � • - �� �a.
•� • ►• - �• � r • � • �a.
Palm Sp�ii�gs 59,126
Trrli an Wells 8, 900
Palm Desert 8,693
RiverSide �zty 8,150
Desert Hot Sprirx3s 7, 935
La Quinta 7,630
Rarx'.i» Mirage 7, 565
Catt�'al City 7, 350
T�{ 0 7, 338
Cbac,hella 7, 040
. - ..- - . ..-., � --
The city ecnplays a str�eamlined p�rocessing p�oced�u�e which
oa�solidatee t�earitx,�s and reviews and si�ificantly z�ecfitices
administrative delays. A single family hane reoeives
desi� z�view by the d�artmerit of oa�mmity cbvelopnent rn
ti�e day it is submitted and can be imnediately transnitted
to ti�e deQarbnent of buildiryg and safety for plan ci�ec,k.
DependirxJ t,�x�n wo�ic load, pe�mtts are iss�ed within fair
w�eeks of suimittal.
Majo�' cbvelopnants as
public hearir�g review
begin construction
application.
lazge as 1, 000 taiits can oo[nplete the
within three mcnths and can often
within six months of initial
11
• � I 71 � y
2 . rK�1 AL 00[VSTRAINI'S :
a. Lar�d Cbsts:
Resid�tial lar�d vost.s vaYy by loCation, paz�Cel size, and
availability of urban services. Iryd,ividual sir�gle family
lots range frcm $20,000 to $250,000. Large �r�ved
paz�oels raix,�e fYnn $50, 000 per acre nos-th of (�xantxy Club
Drive to over 5200,000 per acre south of Highway ill. Per
unit multifamily land aosts ratx3e frcm 5,000 to 512,000.
Tt�e.�e p�ice facbo��s are fairly tuzifo�m betwec�cz Palm Sprir�g�s
aa�d Indian Wells. Priaes are scn��at laae�r taward Ir�d.io.
The impact of rising land oosts can be mitigated to a
degr+ee by *�;cim densities. While land may a�vuuit fo�'
30$ of the vost of a sirygle family hrn�e at faur c�aellir�g
Lmits per a�cre, it can be rec3�yced to 10$ in a 20 tmit per
acre project. Ir�reasing d�sities can it�eif i�rea..ge
speculative pressure based upor� expectations of more
profitable high density develapnent. It is t�herefo�+e
important to provide a mechanism to prevent this
speculatirn from inflatir�g higher density paz�oels so as t�
p��eCluds affo�+d,able tnus,ing. 85i ��4 �� �itY ��4
to law iryoane affo�dable perfo�mar�oe star�dards, the A�IDPR
program and the senior overlay limits this type of
speculation.
• f• - w • f�c ►�
PaLn Desert's oor�truCtion oosts avpxage S67 pe�r square
fart, including land, a11 pha.9es of oon�truction, fees and
financing, depexzding upon project size, density, and
quality. Tt�e�e oosts are fairly �aiifo�m ti��a,tt the
Coachella Valley. It is a�zticipated that oar�truction
oosts will ooritiryue to rise with inflation. The table
below analyzes and canpares ti�e variaus oac�onents of
sit�gle family and agartit�ent oosts.
12
�
�iT.� � a� a��
TYPICAL Q�6TS OF UO[�1.STlt�JC`PIQ�i
1500 SQ. FT. SII�L,E FP,NIILY
Land
Architecture/En4i.c�erin4
Onsite Improv�nents
Offsite I�mov�nents
Unit Ccnstructian
G��rernment & tlt.tlity Fees
Fick"tryCit�g
'Ibtal
c. Financing:
S 25,000
4,260
7,200
1,440
37,830
9,000
16, 245
900 S4. FT . APAR'II"1ENP
$10,000
2,556
4,320
864
22,698
5,400
9,747
$100,975 $55,588
The most profound constraint on both the supply and
affoacdability of ha�sir�g is the oost of nar�tgage finar�cing.
As interest rates rise abOve the 13$ lvvel, e�v�en t3�e most
mr�dest homes become unaffordable for moderate incane
t�au,se�r�lds and buildpxs oea�qe oa�stnicticn.
Monthly paycner►ts ir�cludir�g p�oparty tax�es and ins�a�ance az
a$90, 000 m�derate ir�oane i�ane with a 580, 000 30 year
mo�-bgaye at 10$ is $802. This rises to $1016 at 13 1/2$.
B��ed upai the 30� of inocme criteria u.sed by lenders and
HtJD fo� loan qualification, a faa� pe�rson hou.�ehold earning
$37, OSO ( the r�derate ii�ie limit ) oould affox�d a i�ause
payn�ent ( tax ar�d ir�oe ) of $926. 00 . The moderate
inaome hou��hold easily qualifyir�g at 10$ begins to hav�e
p�nblec� at 12� ar�d is likely to be reject.ed at 13 1/2$.
A susvey of local financial institutior�e irxiicate that
loans are a�vailable at rate� ao�etitive with ot�r areas
in Southern California. Loans for the purchase or
=�e�'�abilitatiaz of rental units had beeri r�estricted by the
fact that ma:Yy older p�ojects built Lmdes oaurty standazYis
are legal r�ai-oonfo�ming tmde,r c�urerit city zoriing. Bar�}s.s
w�er�e hesitant to lea�d on a tea� unit paroperty if only six
ta�its oauld be r�laced in ca.9e of a fire. In respon.se to
this problem the Certificate of Uonfo�mar�ce p��ogram was
c���eated ( see p�ogi'am section ) and this oocLstr'aint xrnr�ved.
Local governments have little ability to si�ificantly
re[rorve this oo[�stz'aint sinoe it itYtiolves naticmal rtbnet,aty
policy. The use of tm�-tgage interest subsidies and tax
e�c�t ba�d financir�g can lawer costs enough to allow
mazginal ixn�e buyexs to qualify o� enable rental projects
13
�. �_ � ��_ � 8� ��/i
to offer law�ar inoane rents. Sinoe 1984 w�er 540, 000, 000
in tax exe�t bocxis have beeri sold to fir�ar�ce multifamily
oon8tr�.bction in Palm Desert. OveY' the las't three y�e.a�'s
intereo�t rates i�ave hovered at�a.a�d the 10$ lev�el, greatly
fa�cilitatir�g finar�cir�g of affo�dable �mits.
3. Calstraint Sumia=y:
4�ile eac`h indtvidu3l o0[Lstx'3int faCtO� Cioes r�o�t p��eCltx3e the
oor�stzuctiaz of affo�dable housir�g, their oanbination puts the
bare oost of both aar�e�rshtp a�nd recltal haasing significantly
abo�ne lvw iryoome lev�els. Tt�e citgt's hausins program will be
addressing these constraints through density bonuses,
inclusionary z�orda�g, law intrerest tax exe�,7t t�or�d financing,
public land purchase, self-help housing and direct rental
st�bsidies.
F. �AL r�76:
1. EGDF.RLY:
'Pt�e de�est ai�ea has traditionally been a retire�nent destination.
In 1989, 20$ of PaLn Desert residents (3,890) and 30$ of
i�ou,setnlds ( 2, 564 ) had membess ov�ar age 65. In 1980 the�e w��e
r�o families heacled by ind,ividuals over 65 living below the
pc�v�erty lit�9. Sixty irxiividual SecLtox9 wet�e living belo�w the
pcxrerty line. In 1989 the incidence of elderly poverty may have
risen to 80 individuals. Hy 1995 an additional 2,000
i�ivic�uals will have reac�h�ed retirement age. As part of the
general affo�dable housit�g p�oblem, all but the troBt affluent
elderly have been frar.en vut of the Palm Desert hausir�g maiicet.
'Phe type of haus��g avatlable is mt ideally suited to many
s�egme�nts of the elderly pqulatian. Maiiy eldarly i�ouset�olds rx�
la�ges r�eed � desire the two a� three Uedroo�t► hore deeic�yed fa�
a g��g faaily. I.aw density z�eao�t a�ar�daniniuns p�vvide cro��e
suitabie aoorn�rodatiar� but are g�ene�'allY the most e�ec�siv+e
iyoosit�g in the city. 'Il�e�e p�ojects t,er�d tA av�e�'age aily 20�
pe�nane�t oocu�mx,y leadii�g to social is�latiai of the scattered
less activ�a retired elderly.
Diffex�erYt fo�nrs of eldeorly housirg i�ave beeri clerveloped which
enhanoe tha ogpox�t�uLity foae social inte�actlon and b�i.dge the
gap betweeiz the isoiatirn of traciitioc�al ha�sirx3 arrarrgemerits
and t2'�9 re8t t�o[nees. Tt�e.9e p�+ojeCt.s p�wic3e 8mall a�parhnecits,
o0[Rnon dinir�g faC.ilitie5, o�+ganized soCial ftmC'tions at�d limited
mediCal caz'e. As will be discu.s.sed in the p�'am section, the
14
.�� ��_ �1 �u y►�4
2.
3.
4.
��
city has careated special 3ncentives fo� the p�oc�uction of a wide
variety of sea�io� hou.sir�g.
•i•`��� __����
'Tt�e 1980 �Ls identified 576 ind,ivic�uals with vaiyirx3 degz,ees
of disability. In 1989 this figuz�e is p�rojected to have risen
to 770. Ninety-fiv�e pe.rr,er�t of existing rentals wes�e built
prior to any requirements for handicapped facilities.
Ir�lementation of Title 24 C.A.C., Section 2-1213 a,b i.nsuras
that all rental p�ojects p�wide tm.its spec.ifically desigc�ed for
harxitcap��ed residents .
� �• i • �. � • � • �.
The incidence of female headed household with children
idea�tified by the 1980 cen.sus was 156 0� 3.5$ of which 32 w�e�
belaw the pov�e=ty line. In 1989 fgnale i�eacled hau..�lds are
estimated to i�ave ris�eci to 208 with 43 below t3�e pov�arty line.
'I't�e haa,siryg neec�s of this gx�oup will be adcfies.�ed by groqrams
directed to the m�o�+e ge�r3ra1 law/moderate iryoart�e categ�o�y.
LARGE FANQLIFS :
Clnly 111 i�ouseh�olds in 1980 wex�e larger than six tnembeis. This
statistic, in addition to the low incidence of severe
,.8$ wo�uld indtcate that the p��e.9ent i.mit sizes are
acSequate. As the existin9 Y�r PaP'ulation matlu�es ti�ere will
be a gnawiryg need f� family t�ousi�g. �t 1989 estimate fo�
laxg�er families is 148.
i •.-� .�- • � �
In I980, 277 Palm De�ert resid�ts wei�e ec�layed in agriculttu�e.
T��e are pr+eseritly r�o laz�ge scale agricultural operations
witi�in the city. AgriCultural aCtivity has Sfieadily declir�eci in
the up��es� Gbaci�ella Valley as the date i.r�dustxy has n�ved taward
the T�e�mal ar+ea. Other than fo� fazm man�age��ent oocuF�atia�s,
agricult�sal �layme�zt will shaw a corresponding decline,
thsrefoa�e, r� special fazm wo�ker tyo�usir�g p�ogr'ams are p��o�osed.
15
. �_ � 1�_ � �u �►I
6 . TI-� I�L,ESS :
'I'he City of Palm De.sert has yet to experie��ce a si�ificant
haneless p�oblem. Sheriff's repo�-ts of rrn�eless to be less then
5 ind.ivic�ual at any one time . Most are mwir�g tizrough the area
or are living in c,ac[�eites t� in the Car�yOrL4. The intecL�e long.
chy s�nmer heat with daytime te�es'atures freq��ent1Y av�ar 112
de9t'ees tend.s to disoau'age year-ramd aut,cloo� 1 iving . The
ext-remely low ia�e[Qloyn�t rate and wide availability of entry
le�vel jobB p�ovides Palm De�e=t tmique o�ppo�tlu�itie8 to add��ess
the eoanomic ha�eless p��oblems.
16
I• �_ � I�_ � �u ��+
III. � Pf�QtAN!
'I'he p�evious discu.s,sion focu.sed on the obsta+cles to the attainnent of the
goal of quality ar�d affordable hausi.r�g. Tt�e efforts to solve these
p=nUlems m�st be evaluated acoording to haw w�ell the city utilizes all the
available fiscal and planning tools. The following discussion will
analyze tt�.se tools evaluatis�g ti�eir effectiveness and oosts.
The solutions will fall into two basic categories: 1) Direct finar�cial
aide p��ograms to reduce or defer vosts of Y�ausir�g � r�ei9hbori'�od qualitY
i�v��ents; 2) Continued regulatory refornns pz�a�ridir�g ir�ztives for the
p�oductian of hausir�g and the mainte�nce of neighboi��ood quality. 4�ile
regulatory refoims cb rx�t irrvolve th�e expenditure of public ftmds, direct
assistance will require si�ificant eaaxmic resa�rces. Fortluzately, the
eoor�anic gzr�ath which is partially resporLsible fo� the irrx+eased hau.siz�g
c]emands will also ger�erate si�ificant new � which can finarx�,e new
haasir�g progra�.
The follvwir�g program d�iptians
preclude the proposal, approval
strategies designed to achieve
eleme�zt.
A.
�,ITY:
shall r�ort be ��ed to limit or
or implementation of alternative
the goals identified in this hou.sic�g
1. PUBLIC INF'RASZ'RLJCIiJRE:
Within new pro j ects, aur review p�ocess irLsures cl�velopnent
quality. These star�dards are less effectiv�e in i�ro�ving the
quality of existi.r�g neigi�bo�hoods. Cbde enforc;snent p=�grams
can abate the wai�se cases of neglect but too heavy a reliance on
a�xuzitive strategy is mox�e likely to cz�eate oa�ity ill will.
Positive finat�cial ince�itives p�vvide ar.�e effectiv�e tools for
significant i�avem�t.
The first phase of the city's nai�o�Y�ood program was th�e
qo[[Qletion Of all rert�nj ng residential publiC itt�rovements .
The city's redevelopment agency is currently completing
oonstzuction of all re�nai.nis�g residential r�oad, curb and gutter,
and sewe;r i�v��ents thrvugh Palma Villa�e Asse�n�t Distr'ict
No. 3. Rec3�v�elogneizt agency and Coachella Water District
oontribution of $8,780,816 acoamt fo� 59 percent of the project
oos'ts .
The completion of these improvements will begin to change
gr�erty cx�mers' and residents' perceptions concerning the
direction of their neighbori�ood and create a new positive image
receptive to new investnent.
17
�
* �- . � � �� a.�
2. Rg1ABILITATIC�V:
a. Finar�cial Assistance:
With the oortq�letion of pha.se
will be initiated with the crE
frc[n t�]e r+ec]evelopne�it a9'�x-Y
the purpose of si.r�gle and n
I,oans up to $15,000 pes unit
low and tnDderate ir�oane h�o�u.�et'
owners who agree to part
oontrolled rental p�ogz'am.
i.mtil sale � a repa�necit sc,i�
i�ouseh�ld' s eoor�cmic reso�u�
deteimi.:�ed by the macg�it�x3e c
r+easonable s'tar�daiYi. F� som
clean uu ar�d exterioar �aint
I, pha.Se II of the p�ogram
ation of a$250, 000 loan fia�d
20 perr.ent hau.siryg fur�d.s fo�
ultifamily rehabilitation.
will be p�ovided to eligible
�lds and multifamily p�operty
.cipate in a lower incane
I'he loans oould be defen�ed
3ule establist�ed ba.sed upai a
�. The loan amaurt would be
f wo�ic requ.ired to achieve a
� tmits it may mean a11Y Y�
Otl']Bt"s mav rnn�iTw maic�r
reryovation oac . WhilA the loan p�ogram will
rnt reac�h all hou.set�olds, the i�v�en�,nts wili cx�eate a
positive nei�bo�i�ood feelirxJ ec�ooux'a4�4 P�'o'P�'tY ��
to embark on their aaz p�ivately fia�ded rehabilitation
effa�-ts.
b. Certificate of Cbnfo�mat�ce Program:
Wt�en the city inoo�po��ted in 1973 and adop�ted a new zonis�g
map, uP to 500 multifamily taLi.ts became legal rx�oonfo�mi.rx3
due to c�ensities in ex�cees of the new designatiorLs - MarYY
of thesoe olcler imits have experier�aed gra�ual deterio�ation
cfiue t�o defeiz�ed maint�ersar�ce. 4�h�ile legal m�oonfonning
status peimits the oocitinied eacister�ce of the imits, �
substantial destzvction only ti�e cuireritly zoc�ed de�sity
could be replaced. �eci ler�dex:s beocme aware of this
situation, ti�ey often refv.se a�p�a�al of loa�zs foac puir,i�a.�e
o� =�ehab.ilitatian. Ultimately this withdrawal of financir�g
_- would lead to aooelerated deteri�ation of tt�ese units. Zb
adc��ees this pmoUlen the Certificate of Qxif�nar�oe p�ogram
was cz�eated. The p�ogram p�wiciee a process by which
r�ocioonfo�mir�g nultifamily p�vper�ties can achteve oonfo�mtryg
status and gain a vested right in the existing unit
density. The px�oQesty oRar�er is r+equired to pr�opose ar�d
i�lenent a re�h�abilitation p�ogram �ich hrirygs the p�oject
up to c��ent aestr�etic desi� star�dards and oorrects all
health and safety violatia�s. The v�mer must agree to
maintain the p�nject oa�sist,ent with its oa�ditia�s at the
oompletion of the rehabilitation. Z�rax,� 1989, 113 units
in seven p�jects have participated in the p�+ogram. Zt is
18
�
i. � . �.. � ����.��
anticipated that thraugh 1994 an additiorial 100 iuiits will
be rehabilitated as a result of the certificate of
oazfarmance incentives.
c. Public Acquisition and Re,habilitation:
For certain ca_ges, the magLittiu3e of deterioration exceeds
the financial ability or desire of an awner to oo�-rect. In
these ca�qes the city in 000�peration with the Riverside
County Housing Authority may step in, purchase,
rehabilitate and manage the property for lower incane
Y�o�u��et�olds. •
This strategy was emplvyed fo� the 60 Lm.it 'Ibwn Center
Apartmerits which was puxrha.sed by the Hou.sir�g Aut��ity and
is undergoing general rehabilitation, new off-street
parkit�g dev�eloQ[nent and lan�dscapir�g.
•�a. ��:a •• .��• •
1. Z�1II�:
Historically, the GYty of Palm Desert has r�at experienced any
si�ificant vocnre�sion of residential to r�on-residea�tial u.ses.
The Ger�eral Plan Land Use Ele[nent arrl Zaiir�g Ordinatx;e giv�e
higi'�e.�t p�i�ity to t3�e p�otection of existing residential
neighborhoods. The neighborYlood quality program will be
desi��ed to �arlde paroperty awne.rs with inoentives for the
�oc��ervatiaz of the low/iroderate inaome i�a�sir�g stock.
2. I�CBILE F�NE PAii�t PRO►PDC.TIp�i:
There are currently fair rmbile hcme park.s within the city
totali�g 697 spaoes. All faur park.s are at 100$ occuPar�cY. �ue
� the sho�-tage of new spaces in the vicinity and the r�early
p�n�htbitive oost of movirrg, tm,it awners had become captive
renters with very little ability to z�espond to space re�t
ir�crea..9es. The city had ix�stituted a r+�nt oontrol system in an
atbatgt to px�esve the affo�dable nature of the mobile Yrn�e
sbock, but famd itself in the middle of a oaitirwous battie
betwee�� park awr�ers and resid�ts. There was als� some fears of
p�aperty owr�ex,s abaixionii�g the mobile hcme use altogether as raw
land p�ioes hav�e escalated.
19
�
. �_ . �.. � a� a.�9
The city in conjunction with the Riverside Caulty Ha�sir�g
Aiuttrnity has instituted a pic�gram of public aoquisition and
mar�aganent of the parks to both p�eserve their affor�iable rents
and guarantee ocntintyed e�cist.er�oe.
A joint pm�ject betweeci the RL1A and the Riverside Q�xuity Hwsing
Authority will result in the public a�c�quisition of the Indian
Sp�ir�gs Mobile Hane Park and the p��eseivation of 90 lvw and
mod�arate ii�oane units .
a� �- • � . � _. n -,�r- • .
Thro�uyh Secticn S, 58 iu�its are bei.r�g oor�erved at low iryooR�e
rents.
� •i�� «�. •�. � ��. •�- �:, •� . �
1. REMOVAL OF GOVERNMENT CONSTRAINTS, DENSITY BONUSES AND
DES7IIA�f�I�FP STAI�6 REFOl�i:
Over tiye last fau� yeaz^s, the City of Palm Desert has made
extensive use of inclusiazaYy zonir�g density bocw..�ea and tax-
exenpt ba�d fi.rsar�cirg to dramatically itx�rea..�e the availability
of law and mode�cate inoome i�ausir�g.
The Affordable High Density Program (AHD) which provides
densities up to 25 units per acre with 20$ lower incane
oontrolled units has p�roc�yCed 180 lower ir�oome tmits aryd 700
iroderate incane units with an equivalent aru�oual rent subsidy of
$324,000.
2. RErT!'AL I�JSIl�:
While the AFID program and tax exempt bond financir�g will
vdn�ir�ue tp be nac3e available, its ability t�o p�ioe lower
ir�oame units is de�perxient upon the stror�g denarri fo� the 8(}�
crodes�ate ir�ocnre imits. Sir�oe �ate d�na��d appears to be
leV�e.lir�g off while demand fo�' lowei' ir�n�e tmit9 grr�w, density
bocx�es aa�d low intereet fir�ancirg will nat p�.rochx7e adeQuate
supplies of lo�w i,r�oane Laiits and neRre� w�s=e capable of v�aty law
ityoome housi.ng p�uction.
'Po addz�ess this gr+owim� imbalar�oe, t3�e city and Riverside (7o�,uity
Ha�.sir�g Au�ity has initiated a new program of publicly
finar�cecl and manag�ed very lvw, low and moder'ate ir�oU[�e ha�sit�g
20
• � / � � �
to meet the specific r�eeci.s of the city's resort ir�dusi-sy and
serviCe emplay�ees.
'I'he city has leveraged $1,460,000 of r�d�velapment funds to sell
567, 000, 000 in haLsir�g bor�ds to finanae various pro j ects of
which the largest will be the calstruction of 1,100 units
oa-itaining 366 very law inacme i.uzits, 366 laa�er ir�aane units and
366 moderate inoane imits. The rental sct�dule will require an
additia�al annual $2.48 milliaz rent subsidy which would be
generated from Rec3ev�elc�me.nt Project Area Nos. 1 and 2 ar�d
�.r�cial develc�er fees. Rental priority shall be given to
curx�erit PaLn Dese,rt em�layee.s. 'I7�e p�ogram may take ti�e form of
a�e ar sev�eral different p�ojects at differ�ent sites and will be
constzucted over a fiv�e year period. The p�oject will crntain a
pazic and be located close to resort em�lcryrnent and c�omnercial
facilities.
3. O�SHIP HC1�15IIVG:
a. Nbrtgage P,ssistanoe:
Zb assist fixs�t time moderate i.noane irn�e buy�xs the city
with the Riv�eiside Caurty has initiated a law interest
nr,tt b9�ge program. The p��ogra�n will be i�lenerited with a
56 unit ooc�d�ntnitm p�c� j ect p�eseritly ur�der aorLstructiori
within �e city. The p�ngram will prwide laans up to 3�
below market rates, substantially expanding the
o�pporttiuLities for moderate iryoane i�ousei�olds to enter the
awr�xst�ip market.
b. Self-Help Hou.sirr3:
'Po further e�and the oQQoit.zm,ities foac law and mode.rate
inocme i�ou..sei�olds to ente� the owr�ership i�ousi.r�g mar�ket, a
pilat self-help px�ogram will be initiated by the city with
the Coachella Valley Housing Coalition (CVHC) in
- cooperation with the California State Self-Heip Housir�g
Prvgram (CSHIiP) California Department of Housing and
Cl�m�uiity D�velapt�ent, Califo�nia F1ous3.ng Fir��oe Agerycy's
ar�d p�ivate leaxlers.
In self-help housiryg families are trair�ed to voc�,struct a
substantiai portion of their a�m hane. Thrcugh ti�e stiaeat
equ�tY, hou.siryg oost can be reduced 20$. 7n additiai CSHI-�
parwides subsidies up to $15, 000 per hou.se in the fa�m of
c3eferr�ed loan.s which in time beocme grants. The city's
Rec�evelc7pmezzt Ageax,y will be p�avidic�g 12 lots at belaw
21
m
.�'_"� i_. �. � �,� �.�
market oost and a total equival�t subsidy of $25,000/imit.
If it is s�.�ccessful, the p�ogram will be ea�anc7ed.
c. Mar�ufactured Haisir�g:
The city is promoting the constructian of lc�aer oost
mar�oufactured housing through the appraval of planned
marnlfacttsed hausing par3c.S at�d a7[tQliat�oe with state la�ws
p�o�tztbitirg discrimination agairL,4t the plaoeme�t of off-
site matnifaCtiired hrx�sing on sir�gle family lots.
4. SII�IIOR HC7�ISING:
The Seazio�' OverlaY Pt'ogram P�ovides dea�sity bocw..ses up to an
equivalent of 22 taiits per ac;re with i.ryclusionaiy p�avisions fo�
very low, low and m�der'ate inoane ta3lts. Develapers also tlav�e
be�z given an aption thrayyti develapnent ac,g+eanents to pay a fee
in-lie�a of providir�g an-site aff�dable hau.sir�g.
Through January, 1989, the program has resulted in the
construction of 257 congregate care units and 13 senior
apartments. An additional 243 oocygregate ca=�e and 176 serLtar
apartment9 hav�e beecl 3�n'�orved. Ttye.9e p2�ojeCts will p�+oC�uoe 8
ve,�y low ityoane ar�d 15 lo�wer it�oane tmits. In addition, an in-
lieu fee f1a�d of $703,900 will be g�erated. The city has used
5535, 000 of this f�axi to pi�r.ha,.se a three-acre site adj aceszt to
the Josiyn UW6 Senio�' Ceclte�' and has exec�lted an agreement with
a dervelape.r to oor��ct 60 laaer and very law ir�oane senior
apar�n�ts to be arnQleted by 1990.
I� a �o-• •• .�a• •
As a result of its hat dese�t climate, the primazy residential ec�gy
oonservation effo�t inwlves the re�uction of solar heat gain c�urir�g
the s.i1c to eight air oor�ditia�ed moncths. 'Il�e i�lemeritatian of Title
24 er�argy r+equiY+ements of the buildiryg oode has si�ificantly rech�ced
enez�gy aor�ngtian in r�ew �+e�. In oldear nei�noc3s, ec�ei'9Y
sa�virg will be P�ted thz'o'u�l t�e nei�bo�tr�od 9ualitY
re�habilitation p�ogram. With the increasing c3cminai�ce of p�+ojects
with large oamtion faailities, the eoonanics of solar water heati.r�g
and oo-ge[let'BtiCx1 teci�DlOgieB are e[�Y�anoed. The City will p�rote
and enao�sage the use of app�oQxiate er�srgy saving technoiogies
ttu�o�ugiz ti�e arrhttectural re�view p�ocess.
22
�: ��� 1�. � �u �►i�
E.
�• �� • . � • • • � • � �a.
'I't�e citY P�amtes equal Yx�-Si�'�9 oPP�'�ti� bY referrir�g ��i ries
conce.rnir�g illegal disc,rimination to tt�e follawir�g local, state, and
federal fair hou.sir�g agencies:
Desert Associaticn fo� Residential Equality
P .0. Haac 2166
Palm Sp�irx3s, CA 92263
(619) 322-1559
State Depaztme�lt of Fair D�lalmiant and Ha�.sir�g
322 West lst Str+eet, Roan 2126
Los Arx,�eles, (�► 90027
(213) 408-7464
U. S. Depaz trnesit of Hai,sir�g and Urban Developnent
2500 Wilshire Baulevard
Los Ar�gelea, CA 90027
(213) 688-5951
F.
All psojects reoe.ivir�g a derLsity bora�s enter
p�n�hibits illegal discri�ninaticn. Violation
be referred to the Riverside County
p�osecutian.
i. �„ � a..�.��.
into a cievelapt�ent which
of this p�vvisiaz will
District Attorney for
As was discussed in the r�eed.s section, the City of PaLn Desert does
nat eaxperie��oe a significant haneless �oblem. IJo mo�+e ttzan fiv�e
i rrli viduals i�ave beesi obseiv�ed at arYy a�e time. �pically tt�ese
i TMj; viduals are trav�elirg throtx3h the az�es oa� have srnre so�'t Of seni-
�,iTi13i]�lt C�IQB.��B j.Tl �'l9 Callj�l9.
'I't�ere cbes rot appear to be a r�eed fo� a shelter in Palm De�e,rt at
this �ime. Shelter facilities are p�vvided in Coachella Valley
tiu�augh the Catinlic Qzarities/Riv�arside CXxaity H�ou.gir�g Autin�ity.
Nightingale Manor in Palm Springs includes 15 units and can
accocmadate b�th familiee and ir�dividuals. Half the i�� hav�e
kitchen.g and all t►ave facilities fo�' food stoarage. Qurently the
shelter is not praviding se=vices to ariy former Palm Desert
residents.
An analysis conducted by the Coachella Valley Association of
Gavernments detennined that PaLn Desert's fair share of the shelter's
oosts to be $10,000.
23
• ► I �I � �
Until s�ich time as a shelter is neec3ed in Palm Dese�rt, the city shall
make an ar�zwal oontritutton of slo, o00 � to the rligntir�gale r1ar�. A
shelter location has beeai desic,�ated in �e city's norzthern ar�ea ar�d
cou.ld be clenrelc��ed in ooc�ection with the Dtgloyee Hou.sir�g p��ogram.
The ultimate soluticn to trmeless�ess is the re-establisin�t of
i nrii vic�ual and family eaonanic ir�dener�d�ce . A program wi 11 be
developed in association with the city's employee housing
�a�/��tY Hausi��9 Auti�o�'itY and Clxaity De�artment of Social
Seivices to p�otride e�lvyme�zt and permar�t starxiatd hou.sityg.
24
M
li ��� I\_ �I �V a\1
FIVfi YF�i� P�Qi�! S�T�RY
I. NEIGHHORHOOD QUALITY. PUBLIC INFRASTR[TG'IZJRB R�p►BILITP►TI�I AI�ID
QT6II�VATI�J.
A. PI�I: Q1[Q1�L�[1 Of Sll Tx��i ni r� �e�r•+iai r�ar�i al ,
Scq�e: 2, 373 units
Cost: 515,000,000
Sotlrr.e: ReC3�velo�pne[it Agerx,,y, Tax Asses.snPllts
Agency: Rec3ev�elopneszt Agea�cy/Public Wo�iss
Ca�letion Date: July, 1989
B. PlmCt�M. Ret�ab�{ i{ tattan Loer�s.
Scape: 200 units
Fstimated Dos�t: 5250, 000
Sotu�ce: Redevelop[ne11t Agerx,y
Agetx.y: Rec3ev�elo�p[neazt Ageax,y/Buildit�g and Safety
C. Pf�l. �ex�ficacbe � Q�n�o�er�oe.
Soone: Fsttttiate 100 tmits
Estimated Cbst:
�Y: _
None
Canrn.uiity Develo�pne,nt/Buildir�g ar�d Safety
D. Pi�C�tAIrI. ZbFti UaYte� p►pe�'dmarts.
Soo��e: Rehabilitation of 64 law ir�oclne apartments
Estimated Cbst: 52,500,000
Agerx,y: Rec3ev�elopm�it Age�c.y, �it of Building and
Safety, Riv�r�side Ua�uity Hou.sir�g Autho�'ity
�
�
. �_ . �,_ � ��, a.��
E. PlmC�ti�M. MDb�ile Hama Pa�'k Cbnse�vdtf�on.
Sca�e: 191 tmits
Cost: 56,400,000
A9erx,'Y: Rec7�relo�prt�zt, Riversic3e Co�1ty F�iou.si.ng AutYyo�'ity
II. R��.� �6`P AI�D PRICE FL�2 I�7�1 CLIZS'I'f�'IZQd.
A. Pf�C�I. Af�h� e High Dec�.i1:Y ��aY� �y3•
Sca�e: 366 very low inocme imits
366 low�r inoarie imits
366 moderate inoane imits
1,100 'Ibtal Units
Cost: Oor�str�ctian $60, 000, 000
Arunial Subsidy 52,480,000
Saur+oe: Redevelopment Agec�cy, Riv�erside Uamty Housir�g
Authority, Commercial Development Housing
Mitig3tiOc1 Fees
Agesx,y; Camnuiity Services, Rec3e�vela�pme�it Agerx,y, Public
Warits, Buildir�g and Safety, Riverside County
Housin9 Au�'itY
B. Pf�DC�Ni. O�t�e�ahip M�¢'bgage As�sista�oe.
Soo��e: 56 taLtts eligible fo� law inter+est loar�s
Gbst: - - S5, 000, 000
Sau�oe: Rive�z�sicie Cauity
]4genc,y: Riv�erside G�aaity
C. PiiO(�lM. Self-�ielp Housing•
Spp�: 12 assisted sir�gle family horties
Cost: $320,000
26
�
i, �_ . �._ � �� a.��
Sau,ce: Redevelopment Agency, California Self-Help
Iiau.sir�g Program, HCD, California Hou.sir�g Finarr,e
A4�Y
Agency: Coac,hella Valley Ho�u,sir�g Coalitia�, Reclwelo�xnent
Agerx.y, D�ar�t of Building and Safety
D. Pf�C�i�I. Ma[�uf��ed iiDusing.
S�e: 241 units within new park.s ar�d impleme�ztation of
state laws against discrimination within single
family zor�es
•._ .
AgenGy: �ity Developn�tlt
E. P�. S�i�ae i�iDus3.ng O��e�'lay.
Soq�e: 600 oax�t�egate care tmits
50 very law inoome apaitnents
100 lo�we,r inoane apart�rtients
150 moder'ate inoane apaitnents
Cbst: Sl, 000, 000
Sot�rce: Private clevelq�e,r inClusionaty requiremcnts ar�d
in-lieu fees
Age�tx,y: �zity Dp�velap��t
F. Pf�C�i�NI. Sent,ouC' Seoo[�d iiciit.
Sc�one: _ Zoning standards pezmitting second units on
sitygle family lots �table to residents over 60
yeazs of age
Doet: Na�e
Ac}e[�Cy: Ocm[�uLtty L�velopne�nt
G. P�1. iiame.lee��ee�s.
Soq�e: Finat�Cial assistanoe t� va11P1y sheltsr
27
�
i. �_ . �._ � �,� �.�y
H.
Cost: $10,000 �
Sourne: Redevelo�p[�zt A�enCy
Agenc.y: � Riverside County Housing Authority/Catholic
Qzarit.ies
PROQtANi. F�d�e�al Secti,an 8 l�erYt �bsidies.
Sco�e: 58 assisted housei�lds
Cost : unlar�awn
Agency: U.S. Depar��t of Hou.siryg and Urbari Develapment
• �• • : .•. - • • �� :•:.•.. • • • . � � •• . ��
'1? �� ' � V� :r� � •• .`�-•• ��
•• � ��
w •� •�� - '�• i ti
• • c� - •• ti � • �� � ►_
•�a � - � v a�
•• .��• a�
3, 809 im,its
364 taiits
313 tmits
28
m
f: � i.� �� � y. �
'�:�. I I :r 1 1 :r • '� � �' j'
•'
I C �:� � • ��' � • �:�' I •• • � I ' ' • �
'I��e City of Palm De.sei-t oontains app�oximately 3700 vacant resid�tially 7,oc�ed
acre.s. Of this az�ea, 3200 acx�es are p��sently za�ed at d��sities of five
dw�ellir�g tmits per acre or less, with the balarx� ranging fran 10 to 17
d.u./ac. Urban seivic�s are readtly available in all areas. Sufficipnt water,
sewp.r, and er�e�9Y �P�i�,Y exists to setve the� areas .
Ba..�ed upon the �rt of land and oonstruction in the PaLn Desert area, it is
geryerally reoo�ized that fos apartments to provide lower income rents,
densities betw�eecl 15-25 d.u./a.c. are required. Nbderate inoane own�rsh�p
projects r�eed ciensities betw�z 7 d.u./a.c. and 15 d.u./a.c. The City of PaLn
Desert Za�ii�g Ordinarx;e p�wides a mechanisn by which tt�ese d�Lsities can be
achiev�ed. Projects which include at lea.gt 20 per�oent law�r iryoane tmits can
receive densities up to 25 d.u./a.c. Zl�e.�e pxograms are in adciition to
project.s built p�ssvant to Go�ve,rrn�ent Cbcie Secticn 65915, which p�ovides for a
25� dP.nsity banLs fo� low o�' moderate inoane hau.sit�g. Sis�ce the density ba'n�s
p�ngr'ams atg it[Qlemanted thz� c3eveloQ[�ent agr�ea[�nts whiCh are tied to low
ar�d moderate inoane pesfo�mar�oe st,andaxds, speculation p�i� to z�ezoriing is
disvwr�aged.
Deper�dir�g on general eoayanic ar�d interest rate fluctuatirns, ap�max.imately
5,000 units are projected to be built in Palm Desert within the next five
years. 'I'hese will include 52$ upper p�ice low de,ns.ity units, 30$ imderate, 10�
law�er ir�oane units, an�d 8$ v�e=y low inoane Lmits. Th�e lc�w�e,r densitY ProJ�-�
will use 800 acres, while the highBr dec�sity mode�'ate and lo�w�er inoane p�ojects
will oc5cvpy 250 acres. 'Pt�se gropo�tions will p�avide adec;uate sites for
affordable h�aising while maintaintr�g the av�arall character of Palm Desert as a
low density affluent artmmity.
In allocati.ryg p�oepective high der�ity sitss th�otx,�ho�it the city, t3�e first
consideration is t� awid e�aoessive aor�oentration. Zb aciiieve this, p�o�pesties
are dispe.i'sed thro�gtyo�ut tfie city. Pbtential site az�eas tzave been identified
on the Hi� Der�,sity Affordable Housing Map based upon projected public
infrast�cttse capaaities and existixyg nei�iyood characte�r.
Final site selectian and p�oject evaluation will be ba.sed u�on the follawing
cxiteria:
1. Adecn3ate seivtoe capacity.
2. Direct aooess to majox� tho�oughfares oac arterials z�equ.ired for any
P�'o j ect aver 50 units .
3. CcR�atibility with land u,5res.
4. Close p�+oacimity to oartnercial services.
5. Overall high quality of desi�.
29
� � 1 �_ �ti a��
6. Cbntribution tfl the at tairn�t of low ar�d moderate inoane ar other
spec-tal i�ausir�g goals •
'I'he Potential Affo�dable Hota,Sing Site Suitability Map will beoo[ne an adderx��n
to the Land Use Map. Projects in areas desic�ated on the suitability map which
meet the review criteria may be judged to be ornsistent with the General Plan.
Areas ryat designated will require an amendment of this map to achieve
oocLsistency. Ck�ce the p�rogram goals disc,�u.s.sed in the i�l�itation section of
this elemea�t are achie�v�ed, an applicant will have to de�nonstr�ate a oon�ellir�g
r�eed fo� mo��e high cien.sity cle�v�elc�pnent in oacder to qualify fo� a d�sity borws
program.
�
NOUSIiJG ELE��IEi�T
\ `�
..\\: �
� "`��.
, -�_; � �.
0
=�ui _ � -��— � '_=
��- _ �-�
i Ci� o! P�lm D�s�sf
e'..'^�,
POTENTIAL AFFORDABLE
HOUSINO SITE SUITABILRY MAP
:'�:s
��<'.':<€;;�� SITE AREA3
.......':::>:
,,,
___ �; j�
m
• � I � � y
�.`� �.i_':`�;��►�
This hwsir�g element articulates policies ar�d p�ograms which will detexmtne the
direCtion the Yyo�usit�g CiEsvelapne[lt will t,a}ce ov�er the r�ext fiv�e yeazs. EaCh
y�ear the city shall reivie�w the� policies and p�ogra�re to evaluate their
validity and effectiv�ess, and t+o make n�essaty adjus�its.
32
�
� . � a �,� ���
a �• • � v � �•
The p�ogra� dPscribed in }he i�ou.siryg element will have generally positiv�e
environmental and social eoonomic inQacts. Pot�tial negative i�acts of
specific p�c�jects will be mitigated by existir�g mecYLanisns irx:orporated into
the c3evelvpnent review p�oC�ss. Altix�ugh indirec,~tly growth inducin9, Programs
are desigr�ed to er�har�oe residential envirormental quality, z�ectify the existing
jobs/t�ou.sin9 imbalanoe ar�d p�avide addttiotzal affo�dahle hau.si.r�g to meet the
need.s ge�nerated by eoorrmic grawth.
I. I�►Z[�I� Il�AL�'S:
i�ile the clev�elopnent of i�aLsir�g in�avoidably alters the natural dese,rt
e�nvirament, a system of cieRrelc�pnecrt fees is be.ir�g i�lemarited to purcha.se
ar�d p�e�erve 18 to 25 squar�e miles of p�ime desert habitat. This area
�Qas�ges the full spectrtm of desert ecosystems and includes the
critical habitats of the endarx,�e�r+ed Cbac�hella Vailey bYirx3ed-Zbed Lizard
ar�d o�tt�er rare plant and animal species. The �ac�,hella Valley Frirx�e-Zbed
Lizard Habitat �vation Program required a 5600/ac�re mitigation fee
fox� all �c3ev�elapnents within the his�bo�ic habitat. 'i�e.�e f�ax�s are beir�g
u�ed to create a 28 squa=�e mile p�ese=ve foac the lizard and other desP.r-t
species.
The p���oeed sitir�g of hi� density affo�dable hausi.r�g near e�loyment and
oamnarc.ial c�enters will sho�ten oa�uting distarx:es, thous i-echlcir�g fuel
oaLsu�tion and auto emissions. The i.rtQlementation of the ener9Y ���5
requirements of Title 24 of the buildiryg oocie, plus standazrls oontained
within the archttsG�tiu'al review p�nCess, will sezve to z'educe ooc�tion
of limited natural reeau�oes.
IZ. P[�IC Si�TICES:
L�a�cts on sri�ools generated by residential cle�velo�ment will be mitigated
tht�ough a$1.50 squst�e foo�t sc'.i�l i�act fee. Ot2�e=' dp�v�elo¢nent fees arri
special assessments will finai�oe expanded poliae, fire and paramedtc
�e�vioee.
New dev�elopments are required to construct substantial recreaticn
facilities on site. In addition, subdivisions must dedtcate land or pay
fees fo� e�ai�ded public recreation.
33
�
. � . �._ � �� a.��
•�: �� •�- • . � � � � � �• � y v •
The 1984 Hau.sir�g Elemerit set farth a large list of ambitiaus programs to
address the city's growing housing needs. Alt2�ax,�h r�o�t all goals w�ere
actLieved, effective i�l�tatiai of a svbstantial rnmbe,r of p�ograns hav�e
significantly it��orv�ed neighbo�hood quality ar�d e�anded aff�dable hot�,sing
ap�ortunities. 'I't�e residential infrastzucture program has succeeded in
providing equal ur�ban residential services thro�x,�out the city. The A�ID,
Senior Ov�erlay, ar�d Palma Village Specific Plan px+ograms have achie�ved the
city' s goal fox� multifamily oonstruction, senioar i�au.sir�g, and nei�t»od
revitalization. Oonstraints of finar�ce and administration have cau..ged �e city
to re-evaluate sane p�ogra� ar�d desi� alt.exnativ�e app�oaci�es t� solving the
affardable pz�oblem. The city views the continued pursuit of the goals
originally outlined in 1984 as vital to sustaining the city's eoocnmic
p�ospeiYty and overall quality of life.
34
�
i, �_ . �._ � a,� �.�y
19&�1989 FIVB YFAit Pi�GZiAM REVID�I
�� � �-�•� •�� • ,.
A. Goal. I,oan fund f� c�Qletion of curb and gutte;rs far one squar�e
mile area.
It�lemeritation. Ttiro�tx,�h Palma Village Assessne�t District No. 3 full
public i�v��ents, c�u�be, 9utt,ers, ar�d sew�srs are p�esently beir�g
ctn�leted ( see pa�e 14 ) .
B. Goal. Initiation of Specific Plans in areas targeted for
Recl�velopi�t Programs.
L�leneritatiaz. Orn�letion of PaLna Village Specific Plan in 1985
settir�g redevelapment and housing priorities for city's largest
low/tnodez'ate inoCtne housit�g ar�ea.
C. Goal. R,e,habilitation loans.
Impleineritation. Staff �traticn on px�ocgams B and C c3elayed
development of the rehab loan program to 1989-90 budget.
It[Qlementatian will begin F311 '89.
D. Goal. Loan p�ogram to er�aourage p�scha.se of sir�gle f�nily units by
oocupants.
Implementation. Funding requirements of goal A prevented
simultaneous i�len�entaticn of the loan p�+ogram. Subseq�lently, the
city was ap�oaci��ed by the Cbachella Valiey Haus.ing Cbalition to
participate in a Self Help Iiousirig.Pr�ogram (aee pe�e 18 3. a.). Due
to the subst,antial oosts reduc�tiarss achif�reci, the self-help P�'am
has re�plaoed t3�e o�.girsal mo�tgage assist,ance pl an . A mortgage
assistar�oe plan has beeri aq�r�ved fo� a 56 taiit oor�daminiun project.
II. Q�'T Pd�D PRICB Ft�`l'IQd � Id�T �STRI�1ZQd:
A. G081. Decm.ity born�..qea to c��eate 300 low i.noo[ne tmits, 900 tnodezate
ir�cane tazits.
Implementation. �x�h the AFIDPR p�ogram 896 im,its w�er+e built
it�Cludit�g 180 rent vocltrDlled law inooma tazits. Tlye b3lat�oe ( 716 )
would qualify as mode�ate irx5ome imits. An additional 612 units have
beesz app��oved inClu�d,it�g 60 law�er iryoctne units. ih�dez' Gov�ern[natlt C.oCie
Section 65915, 100 moderate irx7ome oondaminitms arxi 21 apartments
were oazstructed.
35
�
. �_ . �.. � a„ �.�
Both the program goals and implementation have proved to be
reasorzably related to what can be achiev�eci aver a five y�ear period.
The pi�ogram fell stn�-t of the lawer ir�ac�ie goal d�e to its d�ende�ce
on tmderate inaane dema:�d and oar�stzuction. The new element place.s
greater e�q,ahasis on direct rental subsidies to arhte�v�e p��og�cam goals.
B. Progra�n Goal. Firsar�cial assistatx;e far 170 tuzits.
I�lemeaztation. Funding and staff canmitments for assessment
district rn. 3 delay�eci i[�lgnecztation of this p�ogram. This p�rogram
has beeci SubstantiallY expar�c3ed i see p�+ogr'am II A) and ryow fozms the
oo�e of the fiv�e year plan.
C. Goal. Zociir�g fo�' mat�oufactured housir�g - 400 ac=�es - 2000 lots.
I�laneritation. The city has maintained �e existisxl 400 a�res of
manaifac�t�seci hou.six�g and rezayed azi addttional 86 acr�es in oamection
with the oonstruction of a r�aw 241 lo�t mobile hane pazit.
The new legislation inv�lving tr�eat�necit of mar�aifact�u�ed hausir�g
pezmits thair loCation in all R-1 zcnes.
D. Program Goal. Zoning Ordinanae amerrl�n�ts to facilitate senior
ha�.sing - 500 imits .
Lnplsnesztation. In 1985 the city created the SerLt� Fiou.sing Ovexlay
which p�wides der�ity ban�ges and special c�evelopment standards
tailored to senior projects. The prcx,gam has resulted in the
aaLstxvction of 257 ooc�gregate c,are and 13 ser�io� apartrnents. An
additioczal 243 oax,�egate care az�d 176 a�pa=tnents hav�e been app��av�ed.
Tt�9e p�rojeCt9 will inClude eight ve=y low iryoa[ne and 15 low�er itx�o[ne
�its. In-lieu fees of $460,900 hav�e bee�i oollected to subsidize a
new 60 tmit all low and v�e�y low inorn�e senio�' p�+oject. Tt�e Senio�'
Overlay has suooeecled in ger�er'ating a gz�eat deal of activity. Like
the AFIDPR p�ogram, laae� ir�oome p�odi.ic'tion is tied t� the danar�d for
mark�e� tmits. Abe�o�t,ion rates of the new p�jects are beirg studies
to dete�mine the needs and nat�se of fut�.se p�ojects.
36
�
�
• . � � �ti�y
'�� «��, M��.�
Draft ooptes of this elenent w�erre made available to and aamnents solicited fram
the Joelyn Cb�re Se�[iioa[' Cente�', CbeChella Valley Iiousityg Cballtion az�d frvn the
public in ger�e�al thxoix,� t3�e public litsazy. Public r�o�ti� f� plar�i.i�g
oa�i�iOn and City oamCil heBrit�s wei�9 publist�ed in loCal t�ewsp2pers and
posted at p�anii�ent locatior�s thx�ou�gt�out the city.
37
.. '�.
. +jlR� � -
� •
� •
: V� , �
. � . v+ � z
• p • D i — , > i
• � • 2 < i 2 �
• s • � m � A i
• r • L � A �_ �
. . s i v� i o�
• Z • �f i i i
• f1 • 2 i r�+rn i; i
• O • � � i A i
• A • O i i D i
• a • i i � i
• O • � i m �
♦ 7G • i i i
. s . � � �
. � . � � �
• T • I 1 I
• o . � � �
. . � � �
. • � i i
. . i i i
. . i i i
• 01 ♦ � N � i
♦ J • � Q i i
• N • {� � tp i pD �
• f1� • .1 � J i!G �
• (J • d I 1J 1 1
• {� • J � m i Q i
• i i i
• • i i �
= ♦ I I 1
♦ I 1 1
• Q1 • 1 PJ I 1
• Q1 • + 1 Q 1 1
. � . ��a+�m�
• (J ♦ (1� � N i 07 i
w . p i a i cp �
• lJl • (� i J i fp i
• • I I I
• ♦ I 1 1
�
• • � � i
• • I 1 1
• + • 1 (J I 1
• � • N i L i i
• (Q • p 1 m 1+ I
. w . a i � i ��
♦ • 1 I 1
• • 1 I 1
= : I 1 I
t 1 1
♦ I 1 1
• N • I I I
m • I � 1 1
• A • 41 1 Q1 I(p I
♦ Q1 • 0 1 41 I N I
• J • N 1 i i
• (.� ♦ O 1 + 1 Q I
• • 1 1 I
• • I 1 I
• • I I 1
• • 1 I 1
• • 1 1 1
. ui . � a � �
• m • N 1 J 1 N I
• • o � Q1 � m i
. • — � a� � oo �
• (Q • (.� I �I 1 (J I
. • i i i
• • i i i
♦ • I I I
• • 1 I I
• N • 1 1 I
• m • I W I A i
• N • Q1 � � �(71 ��
• N • (J � J �
• � • Q1 1 �l 1 Q
• � i i
. s � i
. • � i
. • i �
. ± • i �
• • 1 (�I 1
• • J � � q
• OD • tJ � 11 �
• J • N 1 L 1 N
• . i i
• . i i
. . i i
. • � i
• N • � i
' • a • I m �
. .r . a�.�ia
• Q • 1�% 1-+ 1 +
• (JI • 41 1 W 1
• • i i
• • � �
• • � i
. . � ,
• W • 1 1
• N • r 1 r I
• a • a 1 v 1 m
• (J � 1 1p 1 tJ
• a • J 1 � 1�
• • � i
• ♦ . � �
• • I 1
• • i i
♦ a ♦ � i
• W • � .1 �
• Q1 • (A 1 (J 1 a
• Q • 1 1 a 1
• �f • N i Qf �
• m • m I N � �I
� • 1 1
• • 1 I
• • 1 I
♦ • I 1
� .� � t0 i � i �
• O • Q 1 � 1(JI
• • 1 1
• • I 1
• • 1 I
• • 1 1
• N • A1 1 A1 1 N
• • • • 1 • 1 '
• m � Y I � �
• p • �+ i O � �
• . a � m � u
� '
a � �
r � r
3 � :
i
�n�t
� � r
i p i !
� ii
Z � .
�i � � .
i N �
i i
i i
�
� �
� �
� �
ii
i i
i i
i i
I ��1 .
i � i �
I (Q I
i j i i
i i,
i i
i �
1 I
I I
1 1
I � 1
� � �
i d i
i � �
i o� i
1 1
1
i :
1 �
1 I
� �
1 � 1
i �
i N i
1
1 1
I 1
I I
1 1
I
1 N i
i m i
i t0 �
I C1 1
1 (� 1
I 1
I 1
1 1
I I
1 1
1 I
1 � I
� Jl i
I � I
�ai
i
i �
1 1
1 1
I I
I , �
I (� 1
1 1
1 41 1
i i
� i
i �
i i
� i
1 N I
�a�
1 a 1
�O�
i i
i i
� �
� i
i �
1 0 I
ia�
1 � �
1 f0 1
� �
� i
� i
, ,
1 1
1 + 1
1 � I
1 (� 1
1 Q 1
� i
i i
1 I
� i
i i
� i
1 � 1
1 � 1
�a�
1 N i
1 1
1 1
1 1
1 , 1
i a �
1 10 �
1 • I
I m 1
� J i
1 1
1 �
1 1
I 1
I 1 N I
1 • 1
i � i
, 1 01 i
I 1 � i
o i o� A i s i Z� Z i m �
A i A� i 7� i O� p i; i
O� 2� C� m� O i D i� i
i O i � m i � Z � i
i i Z i r i i i �
i< i-i i Vf � i= i i
i> � s �.. i � m i i
i r � � Z� � r i i
i r i i p i � r i i
i m i � A � i V� i i
i< i � m i � � i
N i
N i
N i
I
t0 �
i
1
I
I
N 1
O �
N i
t0 i
N i
1
i
I
1
a�
(� 1
N i
d i
� �
m i
� i
N i
I
I
I
I
N i
N i
� �
N i
o��
a
a
� �
i �
i a
I QI
i
i
1
i
i
I �
I v
�o
i N
1
1
� N
I •
1 41
i
1
I
1
1 �
I �
i �
1 (�
0 �
i
N i
� �
10 �
i
1
1
I
� �
i
N i
J i
O�
10 i
1
I
1
1
� I
N 1
I
J i
� �
1
I
1
N I
v I
i
10 i
i
� I
��
10 i
�
m
a
���
i
i
�
I
I +
I
I m
I N
i
i
I
i
i
i j�
1 N
� ±
1
1
I
1
i
1 N
1 •
1 �
� a+
1
1
1 �
1 •
1 N
i o
I ♦
O
N
0
O
N
O
� i
P i
(D �
Q1 I
m i
�
I �
1
II 1
� ,
i A i
i fD �
i 01 i
i Q1 i
O � N �
O i
fD �
� I
I
1
I
1
� 1
N �
u�
O�
i
i
I
I
� I
� i
��
� i
QI I
� i
� �
v 1
I
I
I
I
I
� I
� i
u�
� �
N
�
m
a
�
oe
P
O1
a
� N
il
i �
i a
�a
I +
I
I
i �
ia
�
1 Q
I
1
1
I N
1 •
� �
i �
1 �
� i
a�
�
i �
i
I
I
I N
I �
i N
i
i
I
i
i
1 �
� �
�a
1 (0
1
1
1
� �
� �
I
1
1 m
I
1
i
I �
I
1 �
i
�O
� i
a �
N I
V I
J I
i
1
I
I
u�
a �
� �
U� i
t0 �
I
i
I
N I
� i
m i
r �
� �
N i
I
41 I
1
1
I
1
I
� i
O�
N 1
� i
� i
��
i
i
�
oi
�
m i
N �
a
m
Of
i •
i
i
�
I
I
1 �
i A
I �
i
i
I
i
i o+
' 1�
I
�w
io
I
I
1
i �
i 00
� �
1 �
1
1
IW
1 •
I +
i
�O
N i
� I
(p 1
� i
i
1
I
1
i
N �
N �
� i
� i
�
� I
N I
N I
� �
I
I
I
I
I
� i
O
J
�
Q1
m
�
10
�
�
10
I �
I +
I
iu
I
1
1
1 01
i♦
i•
1 J
�w
1
1
I
i N
1 •
1 N
� m
1 �
� �
� �
� I
� i
a�
i
1
1
I
� �
N i
J i
N i
O�
1
i
1
I
N i
m i
a�
i
� i
I
Vl II
J
N
to
J
L
�
�
u
�
o+
�O
i N
i
i
�
I
I ►
i �
i �
I m
i
i
I
i
i
�
� O1
i �
1 �
i J
1
1
1
i
� m
i W
1 �
1
1
I
I +
I •
� to
1 C1
m i
N I
mi
A i
ri
i
� i
~ I
N i
� i
70 �
z�
�
ci �
H �
d�
�
O
�
s
N
� �
m�
N
�
L
01
N
m
�
N
a
�
�
I +
�' �
i N
i
i
�
� �
I �
I
I
i
i
i
i •
1 W
I �
1 �
I
1
1
i �
�O
i �
1 (a
1
1
1
i N
I •
� ±
� v
A i A i A i� �� i
O � O�> � r i m
A i> i r �< i> i
O i A =�� � C�
2 �_� m �= i� i
s i m i p� m i i
� r i A i i Z i
i r i> i i� i
�s�r� � �
I 1 I 1 1
i i A i i i
i i r. i i �
i i� i i i
i i< i i i
Of i
i
0 �
W i
N �
i
I
I
I
oC1 i
�1 �
O�
m i
I
i
1
I
a i
N i
J i
�
1
I
I
i 1
I 1
i N i
� r 1
1 � I
1 Q I
� N i
I I
1 I
� I
1 I
I I
I + I
I � i
i Y i
, N �
�O�
�
i
I
I
1 +
i �
,�
� Q1
i
i
i
i
i �
1 N
1 ID
i
i
1
� a
iu
i �
i
i
�
�
1
� t0
1 ±
1
�
i
1
i
i �
I �
1
1
1
�
i m
�O
1 �
I
•�
I
1
I �
1 •
� O
i t0
1 �
a�
� I
� i
N �
i
1
I
1
.. �
a�
a �
�o �
N i
N �
t0 i
I
N i
N �
i
I
I
1
N �
t0 i
� �
A i
J 1
� �
1
� �
� i
�
I
1
1
i
J i
t0 �
N i
O�
I
I
i
1
1
�
N 1
Q �
� �
f0 �
1
� �
Of i
I
I
I
I
�
co �
0 �
� �
N i
a � i
O � t7i �
� �
N 1
t0 �
1
I
I
I
� I
J i
� i
tD i
N i
��
m i
�
il
�
N
�
�
�
N
i
�
I
i N
I N
i 10
i
i
I
I
i
i �
I N
I �
�a
I
I
I
i
i �
i•
1
i N
1
1
1
i �
I •
ia
i N
�u
� i
N I
� i
f0 i
A i
1
I
I
I
N i
01 i
ai
� i
i
i
i
I
� I
OD i
��
� I
i
i
�
� ��
N i
N i
8
N
01
�
i �
i
i
i
i �
I �
i �
I
I
I
i �
i to
i Co
� N
I
I
1
� N
1 •
1 m
�
�O
+ I
a i
+ 1
N I (V 1
J 1 41 1
m i v �
� � m 1
I 1
I I
1 I
1 I
1 I
1 1
I N i
fD I W I
1 I
v � � i
��
� i
il
N i
� il
O
N
0
i
i N
i �
i �
I
I
1
I
i af
i •
1 r
1 N
I
1
1 �
I•
� �i
1 N
i
��
� I
i
i
i
N i
� I
r i
Qf
�
�
�
J
li �
I
�p
I
I
I
I �
i0
i0
I +
1
1
1
1
1 N
1 •
1 J
I N
ia
� . f1 C A
a M
2 I 2 C� z
Z � 1 m O
< A p
Z Q �
�� r m
rn u �
O J t1�
i
I
� i
iu o �
� I
N > i
N r i
�
0
�
C
r
0o c s
f0 r N -1
J p t�1 .• A
Of i O
Z <
m
� i
� N
i (,i I
�o � v
d T C 1
01 70 � i n
�
C
1 �
I <
1 L
� (� 1 Z 0
(O � i C �
f0 r � A r
I t >
1 -1
Q 1 1
-1 N 1 r Z
>.. �
N i irZ� � � f2
10 m � � !0 O
� OT 1
� S
� ; i N
i �"+ 1
n r 1 Z
W S < i L�
8 T I
Q I I T
i N
i 1
N� S �
� � C -i
w o r tn m
� � � N
a �..
w
IN� ! 2
N 1�1
vr �
(p C < N
N IN i i
i
i
� �� �
�
; � 1
N n+ r i
(!1 {A T I
'1 �CCi
� A nl >
1 �
O 1 1f,�0
�± �A � mpm
i r+ A � G »
i �I TC 1 �>
� o0 0� � � S�o
i � r �
I 1 \(i =
I < 1 N A =
I i I \ T �
i � »! i �nNiO
I (0 ?. 1 i T
i fJ -1 � A
� ('% T
I = �
� � � � 9 � � �
� O1 rtnmtn �m
is OmAq
�a � 2