HomeMy WebLinkAboutCC RES 02-009RESOLUTION NO.02-9
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING THE HOUSING
ELEMENT UPDATE AND NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT RELATED THERETO.
CASE NO. GPA 01-04
WHEREAS, the City Council of the City of Palm Desert, California, did on the 14th
day of February, 2002, hold a duly noticed public hearing to a consider a request by the
CITY OF PALM DESERT for the above mentioned; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act,
Resolution No. 00-24," in that the Director of Community Development has determined
that the project will not have a significant negative impact on the environment and a
Negative Declaration has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify approval of the
General Plan Amendment:
GENERAL PLAN AMENDMENT:
1. The Housing Element update is consistent with the City's current General
Plan's goals, policies and programs promoting a variety of housing for all
economic segments of the community.
2. The Department of Housing and Community Development has reviewed the
draft Housing Element and determined that all statutory requirements of
State law have been met.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, Califomia, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That General Plan Amendment 01-04 (attached hereto as Exhibit A) and
Negative Declaration of Environmental Impact (attached hereto as Exhibit
B) are hereby recommends approval to the City Council.
RESOLUTION NO. 02-9
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 14th day of February, 2002, by the following vote, to wit:
AYES: BENSON, CRITES, FERGUSON, SPIEGEL, KELLY
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
AT1EST:
/ SHEILA R. GIWLIGAN, City Clerk
City of Palm Desert, Califofnia
2
RICHARD ELLY,
ayor
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TN/City of Palm Desert
General Plan/Housing Element
HOUSING ELEMENT
PURPOSE
The purpose of the City of Palm Desert Housing Element is to provide the residents,
development community and elected and appointed officials with a clear understanding of the
City's housing needs. In order to achieve the ultimate goal of ensuring that every Palm Desert
resident secures a safe and decent place to live within a satisfactory environment, the Housing
Element promotes a close coordination of housing policies and programs at local, state and
federal levels.
BACKGROUND
The Housing Element functions as an integral part of the City's efforts to manage the
development of incorporated lands. The City balances the need to assure adequate housing for all
current and future residents against the need to provide infrastructure and services. The Housing
Element includes a description of existing housing types, condition of existing units,
overcrowding, overpayment, homelessness, and the demand for affordable housing in the City.
The Element also includes an analysis of the progress made since the drafting of the last Housing
Element, and projections of needs for the next five years.
California Law
California Government Code requires that every City and County a Housing Element as
part of its General Plan. In addition, State law contains specific requirements for the preparation
and content of Housing Elements. According to Article 10.6, Section 65580, the Legislature has
found that:
(1) The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California family is a priority
of the highest order.
(2) The early attainment of this goal requires the cooperative participation of government and
the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.
(3) The provision of housing affordable to low and moderate income households requires the
cooperation of all levels of government.
(4) Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community.
(5) The legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
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(1) To assure that local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2) To assure that cities and counties prepare and implement housing elements which, along
with federal and State programs, will move toward attainment of the State housing goal.
(3) To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
(4) To ensure that each local government cooperates with other local governments to. address
regional housing needs.
Government Code Section 65583 outlines the required content of all housing elements including
identification and analysis of existing and projected housing needs, and a statement of goals,
policies, quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. Specific requirements include the following:
(1) An assessment of housing needs and an inventory of resources and constraints relevant to
the meeting of these needs. The analysis should include population and employment
trends; documentation of household characteristics; inventory of land suitable for
residential development; governmental and other constraints to new housing
development; analysis of any special housing needs and an assessment of existing
affordable housing developments.
(2) A program which sets forth a five-year schedule of actions the local government is
undertaking or intends to undertake to implement the policies and achieve the objectives
of the housing element in order to meet the housing needs of all economic segments of
the community_
Evaluation of Existing Housing Element Goals and Polities
The last Housing Element Update was adopted by the City Council in December of 1989, and
certified by the Department of Housing and Community Development as meeting the
requirements of the law. The last Housing Element presented a "Five Year Program Summary"
which specified the programs in which the City would participate during that planning period.
The Summary is presented below, and each Program's effectiveness is discussed.
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General Plan/Housing Element
I. Neighborhood Quality, Public Infrastructure Rehabilitation and Conservation
A. PROGRAM: Completion of all remaining residential infrastructure.
Scope: 2,373 units
Cost: $15,000,000
Source: Redevelopment Agency, Tax Assessments
Agency: Redevelopment Agency/Public Works
Completion Date: July, 1989
The City issued bonds to fund the construction of streets, storm drainage and sanitary sewer
improvements in 1988. The bond issue successfully completed the program. Further activity is
not necessary.
B. PROGRAM: Residential Rehabilitation Loans.
Scope: 200 units
Cost $250,000
Source: Redevelopment Agency
Agency: Redevelopment Agency/Building and Safety
The Redevelopment Agency has assisted 28 very low income households and 18 low income
households. The program has been successful, and continues to be implemented. It should be
maintained in the new planning period In addition, there is a need for rehabilitation funds being
applied to multi family projects. Such a program will be considered in the new planning period
C. PROGRAM: Certificate of Conformance
Scope: Estimate 100 units
Cost: None
Agency: Community Development/Building & Safety
The program was successfully implemented A total of 83 legal non -conforming units were
rehabilitated and given certificates of conformance. The program shall remain in the City's
Municipal Code as an option available for future use.
D. PROGRAM: Town Center Apartments.
Scope: Rehabilitation of 64 low income apartments
Cost: $2,500,000.00
Agency: Redevelopment Agency, Department of Building and Safety, Riverside County HousinE
The project, now known as Desert Pointe, was purchased from the County of Riverside for
S3,095,000, and rehabilitated by the Redevelopment Agency, and is assured of affordability in
perpetuity.
E. PROGRAM: Mobile Home Park Conservation.
Scope: 191 units
Cost: $6,400,000.00
Agency: Redevelopment Agency, Riverside County Housing Authority
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The Agency assisted 47 residents in purchasing their spaces at the Portola Palms Mobile Home
Park and has thereby ensured their affordability. The affordability restrictions are for 30 years.
The Indian Springs Park was not purchased as planned In addition, the City implemented a Rent
Control Ordinance for mobile home parks, and continues to maintain this ordinance at this time.
The protection of rents at mobile home parks is an important component of their on -going
affordability. The on -going preservation of mobile home spaces will continue to be implemented
through the City's Redevelopment Agency, as projects become available.
II. Reduced Cost and Price for New Construction
A. PROGRAM: Affordable High Density Rental Employee Housing.
Scope: 366 very low income units
366 low income units
366 moderate income units
1,100 Total Units
Cost: Construction $60,000,000
Annual subsidy: $2,480,000.00
Source: Redevelopment Agency, Riverside County Housing Authority, Commercial
Development Housing Mitigation Fees
Agency: Community Services, Redevelopment Agency, Public Works, Building and
Safety, Riverside County Housing Authority.
The Agency has purchased and/or rehabilitated 745 rental units during the previous planning
period, at a total expenditure of more than S45, 000, 000. These units were in multiple projects,
and were funded through Agency funds, bond issues, and other means, as follows:
Pueblos Apartments: $788,000
Las Serenas: S8,330,000
Taos Apartments: $800, 000
Neighbors Apartments: $1.540, 000
Desert Pointe: $3, 095, 000
One Quail Place: $25, 095, 000
Catalina Apartments: $2, 761,300
Santa Rosa Apartments: $400, 000
The purchase of all of these units except the Santa Rosa Apartments occurred in 1998. Santa
Rosa was purchased in 1995. Prior to that time, the Redevelopment Agency subsidized the
County Housing Authority for the period from 1991 to 1998 for a total of $20,400,349. These
subsidies ensured that the properties were properly maintained, and remained affordable to very
low, low and moderate income households. The Agency continues to look at projects for
purchase in the new planning period.
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B. PROGRAM: Ownership Mortgage Assistance.
Scope: 56 units eligible for low interest loans.
Cost $5,000,000
Source: Riverside County
Agency: Riverside County
The County First Time Homebuyers Program continues to be accessible to residents of Palm
Desert. Since 1995, 17 loans have been made in the City. In addition, the City issued bonds to
fund the construction of the Desert Rose project, which provides ownership housing for 161 low
and moderate income households. The City subsidized closing costs and wrote down purchase
prices for eligible families for a total subsidy of $5,434,037. The City also underwrote the
marketing of the project, and supplied the land for a total additional contribution of $5, 931, 625.
Altogether, the City invested S11, 365, 662 into the Desert Rose project.
C. PROGRAM: Self -Help Housing.
Scope: 12 assisted single family homes
Cost $320,000
Source: Redevelopment Agency, California Self -Help Housing Program, HCD,
California Housing Finance Agency.
Agency: Coachella Valley Housing Coalition, Redevelopment Agency, Department of Buildin
The City assisted in the development of 17 single family self-help homes, located in various
neighborhoods throughout the City. These included 11 units built through the Coachella Valley
Housing Coalition, 2 units built through Habitat for Humanity, 2 units built through Building
Horizons, and 2 units on Rebecca Lane built through the Agency. The project was successful,
and should be maintained for the new planning period
D. PROGRAM: Manufactured Housing.
Scope: 241 units within new parks and implementation of state laws against
discrimination within single family zones.
Cost: None
Agency: Community Development
The Portola Country Club project includes a total of 499 manufactured housing units available
for sale to senior households. The City has also implemented state law regarding non-
discrimination. The continued implementation of manufactured housing options appears to have
Limited value at this time, due to the affordable cost of construction for traditional housing.
E.. PROGRAM: Senior Housing Overlay.
Scope: 600 congregate care units
50 very low income apartments
100 lower income apartments
150 moderate income apartments
Cost: $1,000,000
Source: Private developer inclusionary requirements and in -lieu fees..
Agency: Community Development.
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General Ptan/Housing Element
469 congregate care beds were constructed during the previous planning period. No new
restricted apartments were constructed by private parties. The Agency has acquired, however,
the Las Serenas, Pueblos and Catalina Gardens apartments for senior households in the low and
very low income categories. The senior overlay has been implemented has generated a total of
252 units, and should be maintained in the new planning period
F. PROGRAM: Senior Second Unit.
Scope: Zoning standards permitting second units on single family lots rentable to
residents over 60 years of age.
Cost None
Agency: Community Development.
The City implemented the zoning ordinance standards. The standard should be maintained in the
new planning period as it provides for affordable housing for senior households.
G. PROGRAM: Homelessness.
Scope: Financial assistance to valley shelter
Cost: $10,000
Agency: Riverside County Housing Authority/Catholic Charities.
The City funded $15,000 annually until 1998 ($5, 000 for the Coachella Valley Rescue Mission,
and $10, 000 for Catholic Charities). In the 2000-2001 fiscal year, the City contributed $25, 000
to the Coachella Valley Rescue Mission. The City is now considering the use of Community
Development Block Grant funds for these projects.
H. PROGRAM: Federal Section 8 Rent Subsidies.
Scope: 58 assisted households
Cost: unknown
Agency. S. Department of Housing and Urban Development.
There are currently 75 Section 8 households in the City. The program should be maintained, as it
provides valuable assistance to lower income households.
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DEMOGRAPHIC INFORMATION
TN/City of Palm Desert
General Plan/Housing Element
In order to understand the housing needs of the residents of Palm Desert, it is important to first
look at the make up of the community and its demographics.
REGIONAL ai i LING
This section of the Housing Element contains relevant demographic, household, and socio-
economic data. This information is primarily based on data provided in the 1990 U.S. Census of
Population and Housing, the California Department of Finance and the City of Paln Desert.
The City of Palm Desert is located in the Coachella Valley, in eastern Riverside County. The
County experienced extremely rapid growth in the _ 1980's. County population grew from
663,923 in 1980 to 1,110,000 in 1990, an increase of 67%. The California Department of
Finance further estimates that population in the County rose to 1,473,307 in 1999.
Historic and Current City Population
The U. S. Census estimated a population of 23,252 in Palm Desert in 1990. The population was
further estimated at 38,766 in 2000, representing an average annual increase of just under 6%.
Population by Age Group and Ethnicity
Table 1 presents the number of persons in various age ranges and the percent of total population
for each group. In 1990, the City's median age was 42.3 years, representative of the high number
of retired persons who have been attracted to the Coachella Valley.
Table 2 lists the ethnic distribution for Palm Desert in 1990.
Age
Under 18
18-24
25-44
45-64
65+
Total
Table 1
Age Distribution
Number
3,984
1,856
6,636
5,375
5,401
23,252
Source: 1990 U.S. Census
% of Total
17.1%
8.0%
28.6%
23.1%
23.2%
100%
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Table 2
Ethnic Characteristics, 1990
Number % of Total
White 21,240 91.4%
Black 223 1%
Native American 104 .4%
Asian & Pac. Islanders 421 1.8%
Other 1,264 5.4%
Total 23,252 100%
Hispanic 3,196 13.7%
Note: the ethnic population numbers may seem distorted because the U.S.
Census does not consider Hispanic ancestry to be a race. For this reason, some
Hispanics choose to list themselves under the classification for other races.
Source: 1990 Census of Population and Housing
More recent analysis shows that although the City remains predominantlyCaucasian, there has
been an increase in minority population, as shown in Table 3, below. This is representative of
the trend throughout Southern California.
Table 3
Ethnic Characteristics, 1997
Number % of Total
White 37,196 96.4%
Black 359 .9%
Native American 189 .5%
Asian & Pac. Islanders 861 2.2%
Other N/A 0%
Total 38,605 100%
Hispanic 5,836 15.1%
Note: the ethnic population numbers may seem distorted because
the U.S. Census does not consider Hispanic ancestry to be a race.
For this reason, some Hispanics choose to list themselves under the
Classification for other races.
Source: The Desert Sun dated 3/30/98
Household Size and Income
The City had a total of 10,588 households in 1990. In 2000, the Department of Finance estimated
16,131 households, a 52% increase in ten years.
The 1990 Census identified a median household income in the City of $37,315, slightly higher
than the County median income, which stood at $36,000 for the same time period. The following
Table lists the number of households in each income range in 1990.
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Table 4
Household Income Distribution, 1990
Income No. of HH % of Total
$ 0-4,999 355 3.4%
5,000-9,999 542 5.1%
10,000-14,999 771 7.3%
15,000-24,999 1,683 15.9%
25,000-34,999 1,531 14.5%
35,000-49,999 1,972 18.6%
50,00-74,999 1,758 16.6%
75,000-99,999 801 7.6%
100,000 + 1,175 11.1%
Total 10,588 100%
Source: 1990 U.S. Census
Employment and Major Employers
The Census data also provided information on employment distribution in 1990. Of a total
workforce of 11,623, the largest sectors for employment were retail trade and services.
Table 5
Employment by Industry, 1990
Industry No. of % of Total
Employees
Agriculture/Forest/Fish 234 2.0%
Mining 11 0.1%
Construction 963 8.3%
Manufacturing, Durables 298 2.6%
Manufacturing, Non -Durables 235 2.0%
Transportation 263 2.3%
Communications/Pub. Utilities 256 2.2%
Wholesale Trade 340 2.9%
Retail Trade 2,755 24.0%
Finance/R.E./Insurance 1,237 10.6%
Business/Repair Service 680 5.9%
Personal Services 1,117 9.6%
Entertainment/Recreation 700 6.0%
Health Services 835 7.2%
Educational Services 756 6.5%
Other Prof. Services 667 5.7%
Public Administration 246 2.1 %
Source: 1990 Census
The City's current major employers are listed in Table 6.
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Table 6
Major Employers —1999
Employers Number of Empl
Westfield Shopping Town 2,750
Marriott's Desert Springs 1,800
College of the Desert 500
Robinson -May Company 350
Sunrise Company 325
Macy's 75
Foundation of the Retarded 75
J.C. Penney's 33
Waste Management of the Desert 150
U.S. Filter 133
City of Palm Desert 126
Source: City of Palm Desert Redevelopment Agency
The retail and service sectors continue to be a major source of employment for residents of the City.
Housing Characteristics
The 1990 Census showed a total of 18,248 housing units in the City in 1990.
Table 7
Housing Characteristics-1990
Units in Structure Number
Single Family, detached 5,581
Single Family, attached 6,472
2-4 Units, Multi -family 2,035
5-9 Units, Multi -family 1,022
10 or more Units, Multi -family 1,752
Mobilehome Trailer 1,179
Other 207
Total 18,248
Source: 1990 Census
The State Department of Finance has updated this data annually, and released the following in
January of 2000.
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Table 8
Housing Characteristics-2000
Units in Structure
Single Family, detached
Single Family, attached
2-4 Units, Multi -family
5+ Units, Multi -family
Mobile homes
Total
Source: State Department of
Finance
TN/City of Palrn Desert
General Plan/Housing Element
Number
11,143
9,961
2,383
4,192
1,203
28,882
The greatest growth in housing type has occurred in the single family home area, continuing the
City's historic trend as a suburban community. It is important to note that in addition to rapid
growth, the above numbers also reflect annexations undertaken by the City during the last ten
years.
Age of Housing Stock
The City's housing units are relatively new, with only 42% being over twenty years old in 1990,
as demonstrated in the Table below.
Age
Year Built
3-90-3-00
1989-3-90
1985-1988
1980-1984
1970-1979
1960-1969
1950-1959
1940-1949
Before 1940
Total
Source:
Table 9
of Housing Units
No of Units % of Total
2,939 13.9%
1,276 6.0%
3,219 15.2%
4,779 22.6%
5,219 24.6%
2,422 11.4%
995 4.7%
270 1.3%
68 0.3%
21,187 100%
1990 U.S. Census, City of Palm Desert
Vacancy Status
The 1990 Census showed a total of 7,653 of the City's total 18,248 housing units to be vacant,
for an overall vacancy rate of 41.9%. Correcting for seasonal or recreational units, which are
considered vacant by the. Census but are not available or used for permanent occupancy, the
vacancy rate decreased to 11.6% in 1990.
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Table 10
Vacancy Status —1990
Unit Type No. of Units % of All
Vacant Units
For Rent 873 11.4%
For Sale 448 5.9%
Rented or Sold, not occupied 119 1.5%
Seasonal, Recreational or
Occasional Use 5,531 72.3%
For Migrant Workers 1 .01%
Other Vacant 681 8.9%
Total 7,653
Source: 1990 Census
The vacancy rate had increased slightly in ten years, to 44.14%, with an estimated 16,134
units occupied by permanent residents. If adjusted for seasonal homes, which represented
approximately 72%% of vacancies in 1990, the vacancy rate in the City can be estimated -in
2000 to be 12.4%.
Housing Tenure
Housing tenure for occupied units only in 1990 is shown in Table 11.
Table 11
Housing Tenure —1990
Unit No. of Units
Owner Occupied 6,770 63.9%
Renter Occupied 3,825 27.1%
Total 10,595 100%
Source: 1990 Census
Overcrowding
The State Department of Housing and Community Development (HCD) has set the standard
of 1.01 persons per room as the criteria for defining "overcrowded" housing conditions.
Overcrowding is one of the specifically identified issues that must be addressed in the
Housing Element. High rents and home prices in some communities limit low income persons
from obtaining homes with adequate space or bedrooms. The following Table represents the
range of persons per room in the City's housing units in 1990.
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Overcrowding, 1990
Persons/Room No. of HH
Owner -Occupied Units
0.50 or less 5,635
0.51 to 1.00 1,021
1.01 to 1.50 75
1.51 to 2.00 26
2.01 or more 13
Renter -Occupied Units
0.50 or less 2,427
0.51 to 1.00 1,046
1.01 to 1.50 177
1.51 to 2.00 97
2.01 or more 78
Source: 1990 Census
TN/City of Palm Desert
General Plan/Housing Element
Based on this data, a total of 466 households in Palm Desert were overcrowded. This
represents approximately 7.8% of occupied housing units in the City in 1990. Of the total -
households overcrowded, 352 were renters and 114 were owners.
Housing Values
The 1990 Census estimated values for owner -occupied single family homes in the City. These
are listed in Table III-13.
Table 13
Values, Specified Owner -Occupied
Housing Units, 1990
Value Number
$14,999 or less 5
$15,000 to 34,999 11
$35,000 to 59,999 41
$60,000 to 99,999 639
$100,000 to 149,999 1.363
$150,000 to 199,999 1,016
$200,000 or more 2.072
Source: 1990 Census
The median housing unit value in 1990 was $172,600. For renters, the median contract rent at
.that time was $616.00. Current housing values and rental rates are further discussed below.
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LAND INVENTORY
Table 14 shows the available residentially designated land in the City which is located within
one mile or less of all necessary services and infrastructure (including water, electric power,
telephone and City roadways). The Table also calculates the maximum number of units which
could be generated within this zoning district.
Table 14
Vacant Residential Land, 2000
Potential
Designation Acreage Units
R-1
(3 d.u./acre) 197.98 594
R-1-M Residential
(5 d.u./acre) 40.1 201
R-2
(7 d.u./acre) 12.08 85
R-3
(18 d.ufacre) 17 306
P-R-5 Planned Residential
(5 d.u./acre) 958.66 4,793
P-R-6 Planned Residential
(6 d.uiacre) 1.15 7
P-R-7 Planned Residential
(7 d.uJacre) 18.86 132
P-R-17.5 Planned
Residential (17.5 d.u./acre) 34.44 603
Total 1,280.27 6,721
City of Palm Desert Planning Department Land Use Inventory, 2000 GIS
Database.
Multi -family residential units are permitted by right in the Medium Density and High Density
land use designations. In addition, the City has implemented overlay zoning for affordable and
senior projects, which when applied provides applicants with further density and special
standards. There are no limits to the potential density for such projects. Therefore, the potential
units in the R-2, R-3 and PR-17.5 zoning districts could increase substantially if these lands were
proposed for affordable housing.
The City's Regional Housing Needs Assessment for 1998-2005 totals 444. Based on the Table
above, there is both sufficient land and a sufficiently broad variety of densities to provide
housing of all types and in all income ranges. In the R-3 and PR-17.5 zoning districts alone, a
total of 909 multi -family units are possible, without the implementation of the above -referenced
affordable housing overlays. The City of Palm Desert has designated more than sufficient land to
meet its housing need for the planning period. Please also refer to the discussion of Quantified
Objectives. below.
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EXISTING AFFORDABLE HOUSING PROGRAMS
There are a number of projects and programs available in Palm Desert which provide a variety of
services to the City's residents. In addition, regional, state and federal programs can also be
accessed within the community. This section of the Housing Element provides a summary of
programs available by a number of agencies.
City Programs
The City has focused its redevelopment funds on the production of new units, the rehabilitation
of existing units„ and has developed a single family Home Improvement Program. The Home
Improvement Program provides loans or grants tailored to the household's income to improve an
existing housing unit. Grants can range to $12,500, and loans up to $25,000.
The City's Redevelopment Agency provides a wide range of services for City residents. These
services are designed to implement fair housing policies and procedures and to provide
information concerning minority rights under existing fair housing laws. Three new assistance
programs have been developed for implementation in 2001, as follows:
Mortgage Subsidy Program: Very low, low and moderate income owners of single family
homes, condominiums and mobile homes may receive assistance if their mortgage payment
exceeds 30% of their income. Assistance will be provided directly by the Redevelopment
Agency. In exchange for the assistance, the home owner will be required to enter into a recorded
agreement with the Agency assuring affordability of the home for the period required by law.
Rental Subsidy Program: Owners of single family homes, condominiums, mobile homes or
apartments who rent to very low, low and moderate income tenants may receive direct rental
payment assistance from the Agency. The owner must, in exchange for the assistance, enter into
a recorded agreement with the Agency assuring affordability of the rental units for the period
required by law.
Homebuyers Program: The Agency will provide assistance to" very low, low and moderate
income persons in the form of low interest loans to be applied to down payment, non -recurring
closing costs, reduction of the interest rate on the first trust deed, or any other cost associated
with the purchase of a home, condominium or mobile home.
The City's projects are discussed further under "Affordable Housing Projects"
County and Federal Programs
There are numerous programs available to provide rental assistance and to encourage the
construction of new affordable housing. The following programs are available in the City of
Palm Desert:
Housing Element
III-15
Resolution No. 02-9 - Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
Section 8 Housing Assistance: The Riverside County Housing Authority provides HUD Section
8 rental assistance to lower income renters within the City. The Authority subsidizes 75
households in the City.
Senior Home Repair Program: The County implements a program which allows qualifying
households to receive grants for repairs to their single family units. Loans can be applied to a
wide range of projects, including sewer hook-ups and roof repairs, up to $35,000.
First Time Homebnyers Program: The County operates this program for qualified households,
to assist in the purchase of a home. Loans are in the form of silent seconds, and cover expenses
such as down -payments and escrow costs.
AFFORDABLE HOUSING PROJECTS
The City of Palm Desert Redevelopment Agency purchased 8 housing projects in the previous
planning period in the City to provide a wide range of housing for lower income residents. The
following affordable housing projects are available in the City. The current mix of tenants is also
provided, but changes periodically, based on the applications received.
Agency Owned Apartments
One Quail Place provides 384 one and two bedroom apartments available to all income ranges.
There are 92 very low, 95 low and 152 moderate income households currently living in the
complex.
Desert Pointe is a 64 one and two bedroom unit project which currently houses 29 very low
income households, 6 low income households, and 29 moderate income households.
The Pueblos provides 15 2 bedroom units to very low income senior households.
Neighbors Garden Apartments have a total of 24 2 bedroom units, 15 of which are rented by
very low income households, 8 of which are low income tenants, and one is rented to a moderate
tenant.
Catalina Gardens provides 72 studio and one bedroom apartments to 40 very low, 11 low and
17 moderate income senior households.
Las Serenas Apartments has 150 one bedroom units rented to 56 very low income, 28 low
income and 64 moderate income seniors.
Taos Palms provides 16 two bedroom units to 13 very low and 3 moderate income households.
These units are available for victims of domestic abuse_ as long term transitional housing.
Santa Rosa Apartments provides 20 very low income units.
Housing Element
III-16
RebOtuuvn tvo. vc-U
txruoitE A
Affordable Ownership Projects
TN/City of Palm Desert
General Plan/Housing Element
Desert Rose is a 161 units single family project restricted for a period of 30 years to purchasers
in the very low, [ow and moderate income categories. The project includes 24 very low income,
105 low income and 32 moderate income households, Facilities within the project include
community recreation and daycare.
The Rebecca Lane Homes are two single family homes with resale restrictions for low income
households.
Coachella Valley Housing Coalition constructed a total of 11 homes restricted to very low (3)
and low (8) income households, and purchased through low interest loans and sweat -equity
programs.
Habitat for Humanity constructed 3 single family homes, which are restricted to very low
income households, and were purchased through low interest loans and sweat -equity programs.
Building Horizons homes were built as part of a vocational high school Yr�t.w..., and provide
two single family homes for low income households, with 30 year resale restrictions.
Other Affordable Projects
San Tropez Apartments has 512 one and two bedroom units, of which 51 are available to low
income households, and 52 to moderate income households, for a total of 103 units made
available through the City's Density Bonus Program. The balance of the units are available to
market households.
Laguna Palms has a total of 48 studio, one and two bedroom units restricted to 24 very low and
24 low income households.
Candlewood Apartments is a senior and disabled project which has 26 one bedroom units for
13 very low and 13 low income households.
Summary of Affordable Housing Projects
Altogether, the City owns 745 multi -family housing units, available to 341 very low, 330 low
and 354 moderate income households. In addition, there are 37 very low and 37 low income
restricted multi -family units owned by private parties.
Housing Element
III-17
Resolution No. 02-9 Exhibit "A"
TN/City of Palm Desert
General Ptan/Housing Element
CONSTRAINTS TO THE DEVELOPMENT OF HOUSING
A number of governmental, environmental and other constraints can affect the provision of
affordable housing in any community. This section of the Housing Element reviews 'these
potential constraints, and analyses whether constraints exist in Palm Desert.
Governmental Constraints
Permit Processing
The City of Palm Desert has adopted a rapid processing system which assures that all
applications are processed efficiently. The City allows for the concurrent processing of all types
of applications, and an applicant with a complete application can secure Planning Commission
approval in 3 months or less. The City's timelines for application processing are not a constraint
to development.
Application Fees
The City's Community Development Department fee schedule is depicted below. Clearly, these
fees are not a constraint to the development of housing.
Table 15
City of Palm Desert
Planning Department Fees
Permit Type Fee
General Plan Amendment $ 500.00
Change of Zone 325.00
Architectural Review (single family home) 15.00
Conditional Use Permit or Precise Plan 140.00
Environmental Assessment 30.00
Tentative Tract Map 250.00 + 2.50 per
lot/$1,000 max.
Parcel Map 50.00
Source: City of Palm Desert, 2000
The City Council may waive fees for affordable housing projects.
General Plan and Zoning Ordinance Constraints
The Land Use Element of the City's General Plan allows for density ranges of 1 to 18 units per
acre. In addition, the City has implemented a Second Unit Senior District and Senior Housing
Overlay District in its Zoning Ordinance, which allow an additional rental unit on a single family
lot, and higher density for senior projects, respectively. The City has also implemented a density
bonus program for projects which commit to income restrictions, as implemented at the San
Tropez Apartments, and a senior overlay which allows additional units for senior -restricted units.
The increased densities available under these overlays vary, but have no pre-set limits, providing
,reatest possible flexibility to the development community.
Housing Element
111-18
.%ciVvI'JUUJ 1 IVW. 1./4:-0
TN/City of Palm Desert
General Plan/Housing Element
Other provisions in the Zoning Ordinance impact the cost of housing in the City. Development
standards can increase the costs of construction, and thereby increase the cost of the home to the
buyer. The City.'s development standards are lasted in Tables 16 and 17.
Table 16
Residential Development Standards
Minimum Area Requirements for Residential Zones
Use Livable Area in Parking Required
Sq.Ft.
Single Family 1,000
Studio & 1 Bedroom Apt. 600
2 Bedroom or more Apt. 800 - 2 bdrm
1,200 - 3 bdrm
Source: City of Palm Desert Zoning Ordinance
Minimum
Standard
Units per Acre
Lot Area
Lot Width
Lot Depth
Building Lot Coverage
Common Area
Building Height
Source: City of Palm Desert Zoning, Ordinance
Table 17
Development Standards
RI
5
8,000 sq. ft.
70 feet
n/a
35%
N/A
1 story/18 feet
2 spaces
2 spaces, 1 covered
2 spaces,
I covered
for Residential Zones
R-2
7
8,000 sq. Ft.
70 feet
100 feet
50%
N/A
22 feet
R-3
18
10,000 sq. Ft.
90 feet
100 feet
. 50%
300 s.fJunit
22 feet
The tables above illustrate that the development standards in the City do not represent an over -
restrictive condition, and are not a constraint to development of affordable housing.
Projects including new residential construction are normally required to install all necessary on
and off -site improvements, including a. half -width of the paved width of the street, concrete
curbs, sidewalks, water connections and sewer connections. Roadway standards for local or
neighborhood streets which allow parking on both sides of the street have paved width of 40 feet.
Infrastructure improvements are in place in most locations within the City limits.
Building Code Requirements
The City enforces the Uniform Building Code (UBC), as do communities throughout California.
When the UBC is updated, the City updates its implementing ordinance accordingly. The City
cannot adopt standards that are less stringent than the UBC. Imposition of the UBC does not
unduly impact the cost of housing in Palm Desert in comparison to any other community in the
State.
Housing Element
III-19
Resolution No. 02-9 Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
Building Permit Fees
The City charges fees for the review of building plans and the inspection of residential structures
under construction. These fees are intended to recoup the City's costs associated with these
activities. In addition, school districts throughout California charge a fee of $2.05 per square foot
of residential construction to offset the costs of providing new schools.
The City's Building Department has prepared a typical building permit fee for a single family
residence with a valuation of $164,150.00 (including a two car garage and 200 square foot patio
cover). Transportation Uniform Mitigation Fee (TUMF) fees for new construction provide
exemptions for affordable housing projects. This estimate is provided below.
Table 18
City of Palm Desert
Typical Single Family Building Permit Fees
Permit Type
Plan Check Fee
Construction Tax
Building Permit Fee
Microfilm Fee
Job Valuation Fee
Strong Motion Instrumentation Program Fee
Art in Public Places
Transportation Uniform Mitigation Fee
Total Building Fee
Source: City of Palm Desert, 2000
Fee
$ 457.28
800.00
703.50
21.00
41.25
16.42
410.38
794.31
3,244.14
Fees will similarly be charged for multi -family residential projects, based on valuation of the
project. Permit fees vary due to a number of factors, but can be expected to be about $1.80 to
$2.10 per square foot. In addition, developers are required to pay fees to other agencies, over
which the City has no control. These include fees for water and sewer connection, and school
fees. These fees are imposed on all development in the City and throughout the Coachella
Valley, and have not impacted development of housing in Palm Desert or elsewhere in the
Valley.
Finally, the City Council has the ability to waive or defer fees for affordable housing projects, as
demonstrated in Policy 5 on page 32 of this document.
Code Enforcement
The Code Enforcement process can result in the loss of affordable units. Conversely, however,
the Code Enforcement Department provides protection to renters and homeowners from issues of
public health and safety. The Code Enforcement Department in Palm Desert works closely with
the Housing Manager's office to coordinate areas which require assistance, particularly with
health and safety issues. The Housing Manager coordinates repairs through the Home
[tvrrnvement Program, and establishes the grant or loan to assist the household in making
The City is also considering establishing such a program for multiple family residential
rep.
s.
Housing Element
111-20
INCWIuuIVII IVV. vc-U
txnibit "A"
ECONOMIC CONSTRAINTS
TN/City of Palm Desert
General Plan/Housing Element
Non -governmental constraints to affordable housing in the City include the cost of land, cost of
construction, and cost of financing. The geography of the Coachella Valley dictates that these
factors are more regional than City -specific.
Land Costs
The cost of land is an important component of housing costs. The rapid increase in land costs
throughout Southern California has pushed up housing costs simultaneously. Land in the
Coachella Valley has been, and remains, relatively affordable compared to other Southern
California markets, but increased demand for housing due to population growth will continue to
put pressure on land costs.
Land in Palm Desert can range from $30,000 to $40,000 for an in -fill improved residential lot, to
$100,000 per acre for a larger parcel of land. With a maximum potential density of 18 units per
acre, this represents a maximum potential cost per unit of $5,500 assuming that no density bonus
is involved in the project.
Construction Costs
Construction costs are the result of thg current costs of labor, materials, and short-term financing.
Single family construction costs are estimated to range between $50 and $100 per square foot
depending on home design and materials selected. Multi -family construction costs range from
$40 and $75 per square foot, again depending on design. The median sale price for a single
family home in 1998 in the City was $155,000, according to the California Association of
Realtors.
Financing Costs
Financing costs impact both the purchase price of the unit and the home buyers ability to
purchase. Interest rates fluctuate in response to national factors. Currently relatively low (8% to
9%), they can change significantly and substantially impact the affordability of the housing
stock. There are no known mortgage deficient areas in the City. Financing for both construction
and long term mortgages is available subject to normal underwriting standards.
PHYSICAL CONSTRAINTS
Maintenance of Housing Stock
As housing units age, they become more expensive to maintain. Housing units over 30 years of
age can become a burden to the owners, as costs for repairs rise. In Palm Desert, there are 3,755
housing units built before 1970, representing 18% of the City's total housing stock. These units
may require continued attention to remain viable housing units. Please note that housing units
added to the City's inventory through annexations are not represented in this Table.
Housing Element
[II-21
Kesolution No. 02-9
Exhibit "A"
Age
Year Built
3-90-3-00
1989-3-90
1985-1988
1980-1984
1970-1979
1960-1969
1950-1959
1940-1949
Before 1940
Total
Table 19
of Housing Units
No. of Units
2,939
1,276
3,219
4,779
5,219
2,422
995
270
68
21,187
TN/City of Palm Desert
General Plan/Housing Element
% of Total
13.9%
6.0%
15.2%
22.6%
24.6%
11.4%
4.7%
1.3%
0.3%
100%
Source: 1990 U.S. Census, City of Palm Desert
ENVIRONMENTAL CONSTRAINTS
Seismicity
The City of Palm Desert occurs south of the San Andreas Fault. The City is classified as Zone III
and IV in the Uniform Building Code for seismic activity. The UBC imposes certain standards
for construction in these zones, which may add to the overall costs of housing. These standards,
however, are necessary for the public health and safety, and are common throughout the Valley
and California. The standards required to protect the City's residents from seismic hazards is not
considered a constraint to the provision of housing.
Housing Element
111-22
Kesoiution No. u1-9 Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
HOUSING NEEDS
Existing Need
Although the Regional Housing Needs assessment included analysis of each community's
existing need, the California Department of Housing and Community Development has indicated
that the existing need analysis was to be used as a guide in identifying and establishing
appropriate programs and policies. The analysis determined that the City should have a total of
15,292 housing units, well below the 28,882 currently occurring in the City.
The 1998-2005 Regional Housing Needs Allocation
The Regional Housing Needs. Assessment was prepared by SCAG. The following table lists the
1998-2005 allocation for the City of Palm Desert.
Table 20
Future Housing Needs by Income
Category, 1998-2005
Units
Very Low Income 77
Low Income 67
Moderate Income 85
gih Income 215
Total Units Needed 444
SPECIAL HOUSING NEEDS
There are households with identifiable special needs, as defined by California law for which the
City must plan. These groups include single parent households, farmworkers, the handicapped
and the elderly. Each special needs category is discussed in greater detail below.
Farmworkers
The 1990 Census showed a total of 217 persons employed in agriculture in Palm Desert in 1990.
The changing economy, and the elimination of agricultural lands in the City is likely to have
reduced that number further. Year 2000 Census data is likely to show a much smaller number of
persons employed in agriculture living in the City.
Homeless
Homelessness is a difficult issue to quantify. The homeless are generally mobile, often crossing
from one city or county into another. The mild winter climate in the Coachella Valley may
attract the homeless in those months. Hot summer temperatures encourage the homeless to seek
daytime shelter in air conditioned public places such as libraries, malls, and other public
buildings.
The primary provider of services to the homeless in the Coachella Valley is Catholic Charities, a
. --ofit. nondenominational organization. Catholic Charities staff reports that the reasons for
• i;_ ness include sudden job loss, illness and lack of medical insurance, family break-ups,
at job layoffs or reduction in hours. Catholic Charities and the County Housing
Housing Element
111-23
Resolution No. 02-9 Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
Authority operate a 40 bed emergency shelter for homeless families. The shelter is located in
Palm Springs, but serves the entire Coachella Valley region.
Shelter From The Storm is a battered women's shelter located in the Coachella Valley. Women
and their children generally stay up to 45 days. The Shelter provides three meals a day,
counseling and other services.
Other homeless individuals not served by the facility at Nightingale Manor include the mentally
ill, those with chemical dependencies, and those who voluntarily choose a transient lifestyle.
These individuals rnay be served by the Coachella Valley Rescue Mission, located in Indio, or by
the Emergency Cold Weather Shelter, located at the National Guard Armory in Indio, in the
winter months. These facilities provide only emergency shelter and do not deal with the causes
of homelessness.
There is currently a shelter for women in the City of Palm Desert.
i
The City's Zoning Ordinance permits homeless shelters and similar facilities in the R-3 and
Planned Residential District zones. The review process for shelters is typical of any conditionally
permitted land use, and includes issues associated with site planning, ingress and egress, and
land use compatibility with adjacent land uses. A transitional housing project will be evaluated
under. the criteria utilized to evaluate any multi -family housing project to the greatest extent
possible. Such standards are reviewed and implemented for all types of uses in cities in
California and do not represent a constraint to such development
The Elderly
In 1990, the City had 5,401 persons over the age of 65, representing 23.2% of the population.
These seniors were in a total of 3,762 households. The Census further indicated that there were
2,842 owner -occupied senior housing units, and 816 renter -occupied housing units.
Affordability can be an issue of special concern to the elderly, who are often on fixed retirement
incomes. In addition, the elderly may require assistance with housekeeping, maintenance, and
repairs to remain in their own homes as long as possible. Special design features that may be
needed include elimination of barriers such as steps and the provision of recreational and social
amenities for the elderly.
The City of Palm Desert has a number of facilities for the elderly, including several board and
care facilities which house elderly persons who require some level of medical care. The City is
also home to several nursing care facilities, including the Carlotta, with 192 beds; Manorcare
Health Services, with 178 beds; and Monterey Palms, with 99 beds. The City's seniors also live
in its mobilehome parks, as discussed below.
Handicapped
The 1990 Census identified 1,023 persons in the City with disabilities, of which 639 were
persons over the age of 65. No data is currently available which correlates disability to income,
and not all disabling conditions impact an individual's income or housing needs. Many
Housing Element
111-24
kesoluuon NO. l/G- i
Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
disabilities, however, lead to special housing needs such as ramps, wider doors and hallways,
lower cabinets and countertops, and grab bars.
The Americans with Disabilities Act (ADA) requires that all new multi -family construction
include a percentage of units accessible to the handicapped. The City of Palm Desert Building
Department requires compliance with these standards as part of the Building Permit review and
inspection process.
AIDS
The Desert AIDS Project (DAP) has 50 clients who live in Pam Desert. Although other residents
may be HIV -positive, most DAP clients have progressed into the symptomatic stages of the
disease. As the disease progresses, persons with AIDS (PWA's) often become unable to work,
lose their source of income, and lose their medical insurance. Housing affordable to low income
people, including group homes and hospice care, become special housing needs of PWA's.
Large Families
The 1990 Census indicates there were 646 households with five or more members in the City.
The Census further indicated that 354 of these households lived in owner -occupied housing
units, and 284 lived in renter occupied housing units. Large families have a special need for
three, four, or more bedroom units. The Census also identified a total of 1,003 housing units with
4 or more bedrooms. No data is available regarding the relationship of these larger units to
affordability.
Single Parent Families
1990 Census data indicates there are 114 single parent families in the City, 51 with a male head
of household and 63 with a female head of household. Single individuals with dependent
children need housing which is both affordable and located close to daycare facilities and
schools.
Affordable Units at Risk
Only one project in the City qualifies as being "at risk." The 26 unit Candlewood Apartments has
a 5 year contract with the Department of Housing and Urban Development to remain affordable,
and could opt out at the end of each of these contract renewals. Provisions should be made by the
City to safeguard these units, should their affordability be threatened.
Riverside County Income Limits
The 2001 median income calculated for Riverside County for a family of four is $49,900. This
is used to calculate very low (50% of median) and low (80% of median) incomes for use in State
and federal subsidized housing programs.
Housing Element
III-25
Resolution No. 02-9 Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
Table 21
Affordable Housing, Income Limits
County of Riverside, 2001
# of Annual
Persons Income Standards
Very Low Median Moderate
Low
1 $17,450 $27,950 $34,950 $41,950
2 .519.950 $31,950 $39,900 $47,900
3 $22,450 $35,950 $44,900 $53,900
4 $24,950 $39,900 $49,900 $59,900
5 $26,950 $43,100 $53,900 $64,700
6 $28,950 $46,300 $57,900 S69,500
7 $3 0,950 $49,500 $61,900 $74,300
8 $32,950 $52t700 $65,850 $79,050
Source: California Department of Housing and Community
Development, Income Limits for Riverside County, 2001
Households Overpaying for Housing
The Census estimated the number of households overpaying for housing in 1990 in the City.
Overpayment is defined as paying more than 30% of a household's income toward the provision
of shelter. 1,978 renter -occupied households were paying more than 30% of their income toward
housing expenses in 1990, while 2,209 owner -occupied households were paying more than 30%
of their income toward housing expenses. Of these owner -occupied households, 678 were senior
households.
Preservation of Mobilehome Parks as an Affordable Housing Opportunity
Traditionally, mobilehome parks have provided an affordable housing opportunity, particularly
for senior citizens. Mobilehome parks will have a positive impact on the City's lower income
residents, and their ability to find affordable housing. The City has a total of 1,203 mobile homes
currently. Table 22 provides a listing of the City's mobilehome parks, and their representative
rental rates.
Table 22
Representative Mobilehome Park Rental Rates in Pahn Desert, 2000
Senior Only Monthly Rental
Project Name (total units)
Indian Springs (191) Yes $ 380-600
Palm Desert Mobile Estates (142) No 282-330
Silver Spur (219) No 424-485
Suncrest (360) Yes 398-676
Portola Palms (142) No Ownership
Source: Terra Nova Planning & Research. Inc. 2000
Housing Element
l[1-26
rcesowuon No. uz-v 1 xhibit "A"
ANON
TN/City. of Palm Desert
General Plan/Housing Element
Apartment Rental Rates
The median monthly rental rate for Palm Desert was $616 in 1990. Based on the 30% gross
household income standard, a monthly income of $1,850, or annual income of $22,200, was
needed to afford a rent of $616 per month. In order to gauge the affordability of housing in the
City currently, a telephone survey of representative projects was conducted.
Table 23
Representative Apartment Market Rental Rates in Palm Desert, 2000
Project Name Unit
(total units) Size
Candlewood (26)
Catalina Garden (72)*
Country Club Estates (141)
Desert Oasis (320)
Desert Pointe (64)*
Golden Oaks (16)
Laguna Palms (48)
Las Serenas (150)*
Neighbor's Garden (24)*
One Quail Place (384)*
Palm Desert Apartments (248)
Palm Desert Palms (40)
Palm Lake Village (220)
Panorama (58)
The Pueblos (15)*
Rancho Vista (42)
San Tropez Villas (512)
Taos Palms (16)*
Villa del Sol (32)
* Units owned by the City of Palm Desert
1 Bdnn
Studios
1 Bdrm
1 Bdrrn
Studios
1 Bdrrn
2 Bdrm
3 Bdrm
Studios
1 Bdrm
2 Bdrrn
2 Bdnn
Studios
1 Bdrm
2 Bdrm
1 Bdrm
2 Bdrm
l Bdrm
2 Bdrm
Studios
1 Bdrm
2 Bdrm
2 Bdrm
1 Bdrm
2 Bdrm
1 Bdrm
2 Bdrm
2 Bdrm
3 Bdrm
i Bdrm
2 Bdrm
2 Bdrm
2 Bdrm
Market
Rental
Rate
S400.00
Restricted
Rectal
Rate
S428.00 $227-523
$525.00 $233-549
$575.00
$365.00
S695-720
$730-865
$995-1,075
$465.00 $227-523
$550.00 $233-549
$635.00 $288-683
$650.00
$410.00
$500.00
$600.00
$500.00 $233-549
$600.00 $288-683
$640.00 $233-549
$680-725 S288-683
$495.00
$550-575
$595.00
$695-725
.$750-850
$825-925
$595.00
$312.00 $202-312
$800.00
$1,000.00
$705.00
$837.00
$615.00 $241-615
$675.00
Clearly. the City's market rate rental housing is at a level which represents an affordable housing
opportunity for most households. A very low income family of 3, based on the 2000 income
Housing Element
III-27
Resolution No. 02-9 Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
limits shown in Table 21, above, would be able to afford an apartment at $534.00 per month. A
low income family of 4 could afford up to $948.00 per month. This results in most families being
able to afford the market rate apartments in the City without assistance.
Energy Conservation
Energy conservation is particularly important in the Coachella Valley, due to the extreme
summer heat. Title 24 and Building Code regulations require energy efficiency in all new
construction of housing through design features, insulation, and active solar devices. When
evaluating energy efficiency standards above and beyond the State -mandated Title 24, local
jurisdictions must balance the increase in the cost of housing with the reduction in monthly
utility bills for the user.
The City's development regulations, building regulations and General Plan enforce the standards
required in Title 24, as well as providing encouragement for the use of energy efficient
construction techniques.
QUANTIFIED OBJECTIVES
Table 24
Quantified Objectives Matrix, 1998-2005
Income Category Very Moderate
Low Low High Total
New Construction 77 67 85 215 444
Rehabilitation 50 65 35 0 100
Conservation 5 5 0 0 10
REDEVELOPMENT AGENCY FUNDING
In order to achieve the quantified objectives shown above, the Redevelopment Agency must
make certain that adequate funds are available to assist in the development of housing. The
Redevelopment Agency receives approximately $7,000,000.00 annually in housing set -aside
funds. Of these funds, approximately $3.5 million is allocated to debt service. An additional
$700,000 annually is required for administration and other expenses. The Agency has projected
that the following projects will be funded during this planning period.
Santa Rosa II Substantial Rehabilitation:
City Land/162 Multi -Family & 117 Single
Family Ownership New Construction:
Single Family Rehabilitation:
Multi -Family Rehabilitation:
New Affordable Senior Project:
Self Help Housing:
$1,000,000.00
$14,376,802.00
$8,100,000.00
$2,500,000.00
$2,000,000.00
$750,000.00
Housing Element
111-28
r esolutiofl NO. UL-V
Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
279 City Sponsored Units
As shown above, the Agency has committed $14,876,802.00 to the construction of.162 multiple
family units on land it owns, 154 of which will be available for very low income households, and
8 to low income households. An additional 117 single family for -sale affordable units are also
planned as part of this project. Entitlements have been secured for both the multi -family units
and the adjacent 117 residences. The project has been approved by the Agency, and financing is
currently (2001) under way. The development agreement between the City and the developer of
the project commits the City to pursuing alternative financing to ensure that the project is built
within this planning period, if the tax credits for which the developer has applied are not secured.
In addition, the Agency may facilitate the issuance of tax exempt multi -family bonds for both
new construction and acquisition and rehabilitation. Two such projects under negotiation by the
Agency at this time (2001) include the purchase of 141 apartments on California Street, to be
made available to 36 very low, 70 low and 35 moderate income households; and the
development of a 20 unit apartment project on Santa Rosa Way, to include 5 one bedroom and
15 2 bedroom units. These units would be available to 10 very low and 10 low income
households.
Finally, two privately funded projects are currently (2001) under way:
• The first will result in 612 apartment units to be built in two equal phases. The project is
located on Hovley Lane, between Cook Street and Portola. The first phase will be completed
in November of 2002, and will include 31 units restricted to low income households. The
second phase will be completed in December of 2003, and will add another 31 units
restricted to low income households.
▪ The second project, to be constructed on California Street, will result in 76 senior units, 8 of
which will be restricted to low income households, and 7 to moderate income households.
The project will be complete in October of 2001.
The implementation of these projects is the focus of the goals, policies and programs which
follow.
PUBLIC PARTICIPATION
The City held a number of workshops and public hearings in reviewing this Housing Element.
These included:
• A public workshop held by the Housing Commission, which was advertised in the newspaper
and through the posting of flyers at each of the City's affordable housing projects.
• A public workshop before the City's General Plan Advisory Committee.
• Hearings before the Planning Commission and City Council, which were fully noticed in the
City's adjudicated newspaper, posted at City Hall and the City's affordable housing projects, •
as well as mailed notifications which were sent to the Coachella Valley Housing Coalition,
Habitat for Humanity, and the Riverside County Housing Authority.
Housing Element
III-29
Kesolution No. U"L-9 Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
HOUSING GOALS, POLICIES AND PROGRAMS
GOAL 1
A variety of housing types that meet all of the needs for all income groups within the City.
GOAL 2
The preservation and maintenance of the high quality of the City's affordable housing supply.
Policy 1
The creation of new and the preservation of existing affordable housing projects shall be
encouraged in all areas of the City.
Program 1.1
The Agency shall pursue development of 162 rental and 117 ownership units west of Cook
Street, between 42nd Avenue and Merle, as an affordable family project. Of the 162 rental units,
154 shall be restricted to very low income households, and 8 shall be restricted to low income
households.
Responsible Agency: Redevelopment Agency
Schedule: 2002-2005
Program 1.2
The Agency shall continue to implement the Self Help Housing program, and shall identify 20
households to be assisted by the program in this planning period.
Responsible Agency: Redevelopment Agency
Schedule: 2003-2004
Program 1.3
The Agency shall continue to subsidize existing affordable housing units in the City, including
apartment units it owns now and in the future.
Responsible Agency: Redevelopment Agency
Schedule: On -going
Program 1.4
The Agency shall maintain the existing resale restrictions and other subsidies on the Desert Rose
project.
Responsible Agency: Redevelopment Agency
Schedule: On -going
Program 1.5
The Agency shall maintain ownership of its 745 existing rental housing units in order to assure
long term affordability for these projects.
Responsible Agency: Redevelopment Agency
Schedule: On -going
Housing Element
(II-30
rcesolunon Ivo. u2- 9 Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
Policy 2
The City shall continue to strive to meet the State -mandated special shelter needs of large
families, female headed households, single parent families, senior citizens, handicapped and
homeless individuals and families, and shall consider including units for such households in its
projects.
Program 2.1
The City shall continue to enforce the provisions of the Federal Fair Housing Act. Information
on the Fair Housing Act, as well as methods for responding to complaints, shall continue to be
available at City Hall in the Director of Housing's office. Complaints requiring action under the
Fair Housing Act chat' continue to be referred to the County's Fair Housing Office in Palm
Springs. The Housing Director shall continue to provide the name, address and nature of the
complaint to the Fair Housing Office when inquiries are made at Patin Desert City Hall.
Responsible Agency: Director of Housing, Redevelopment Agency
Schedule: On -going
Program 2.2
The City shall work with the Senior Center and other appropriate agencies in assisting whenever
possible in the housing of handicapped residents, through participation by the Redevelopment
Agency.
Responsible Agency: Redevel .r . �.:.. t Agency, Senior Center
Schedule: On -going
Program 2.3
The R 3 and Planned Residential districts in the Zoning Ordinance shall be amended to allow
emergency shelters and transitional housing as a. conditional use.
Responsible Agency: Community Development Department
Schedule: 2003
Program 2.4
The City shall review the standards required for . the review of emergency shelters and
transitional housing, and ensure that they encourage and facilitate their development •
Responsible Agency: Community Development Department
Schedule: 2003
Program 2.5
The City shall encourage local organizations, such as the Coachella Valley Rescue Mission,
Martha's Village and Catholic Charities, to apply to the City for the assignment of CDBG funds
for homeless services.
Responsible Agency: City Manager's Office
Schedule: 2001-2002
Housing Element
(II-31
Resolution No. 02-9 Exhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
Program 2.6
The City shall encourage the acquisition of existing mobile home parks by non-profit agencies or
organizations, in order to preserve their affordability.
Responsible Agency: Redevelopment Agency, City Manager's Office
Schedule: On -going
Policy 3
The City shall continue to utilize resale and rental restrictions, applicant screenings, and other
appropriate mechanisms established as conditions of approval in order to preserve affordable for
sale housing units for the long term.
Program 3.1
The City shall keep in regular contact with the Riverside County Housing Authority to ensure
that Section 8 housing assistance within the City is actively pursued. At least 50 households
should be assisted every year.
Responsible Agency: Housing Manager
Schedule: On -going
Program 3.2
Should the Candlewood Apartments opt -out of their HUD contract, the City shall actively
participate in the identification of a potential buyer to maintain affordability for this project. The
Redevelopment Agency will also assist these organizations in securing financing
Responsible Agency: Redevelopment Agency
Schedule: As needed
Policy 4
The Redevelopment Agency shall annually allocate funds to eligible projects as they are
presented to the Agency for review and consideration, in conformance with its Five Year
Implementation Plan.
Policy 5.
The City Council shall consider, as an additional incentive, the reduction, subsidizing or
deferring of development fees to facilitate the development of affordable housing.
Policy 6
The City shall continue to address the needs of the senior population in the development of
housing.
Program 6.1
The City shall maintain the Senior Housing Overlay District and the Second Unit Senior Housing
standards in the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: On -going
Housing Element
III-32
r esoiuuon No. uc- s txhibit "A"
TN/City of Palm Desert
General Plan/Housing Element
Program 6.2
The Agency shall begin to develop plans for a senior housing project during this planning period.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2003-2004
Program 6.3
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Redevelopment Agency, Community Development Department
Schedule: On -going
Policy 7
The City shall implement the State's density bonus law.
Policy 8
The City shall encourage the rehabilitation of existing housing units.
Program 8.1
The Agency shall annually fund the Single Family Rehabilitation Program, and shall assist 25
households each year.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2001, On -going
Program 8.2
The Agency shall establish and fund a multi -family residential rehabilitation program, and assist
30-40 multi -family units during the planning period.
Responsible Agency: Redevelopment Agency, Housing Manager
Schedule: 2003-2004
Policy 9
The City shall maintain the Rental Subsidy Program, the Mortgage Subsidy Program and the
Homebuyers Program.
Policy 10
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Policy 11
Encourage energy conservation through the implementation of new technologies, passive solar
site planning and enforcement of building codes. Please also see the Energy and Mineral
Resources Element.
Housing Element
III-33
RESOLUTION NO. Oz-9
EXHIBIT B
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: GPA 01-04
APPLICANT/PROJECT SPONSOR:,
City of Palm Desert'
73-510 Fred Waring Drive
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION:
1) Approval of the City's Housing Element. The Housing Element update is
consistent with the City's current General Plan's goals, policies and programs
promoting a variety of housing for all economic segments of the community.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study has been attached to document the reasons in
support of this finding. Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
PHIL DRELL
DIRECTOR 0
2-14-02
DATE
COMMUNITY DEVELOPMENT