HomeMy WebLinkAboutCC RES 2013-57RESOLUTION NO. 2013-57
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING THE ADOPTION OF A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AND ADOPTION OF A
GENERAL PLAN HOUSING ELEMENT
CASE NO: GPA 12-361
WHEREAS, the City Council of the City of Palm Desert, California, did on the 12th
day of September 2013, hold a duly noticed public hearing to consider the request by the
City of Palm Desert for approval of the above noted; and
WHEREAS, the Planning Commission of the City of Palm Desert, California,
adopted Planning Commission Resolution No. 2610 on August 20, 2013, recommending
approval of GPA 12-361; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the Califomia Environmental Quality Act,"
Resolution No. 2013-16, the Director of Community Development found that the Housing
Element is a "project" as defined by CEQA. As a result, the City completed an Initial
Study. The Initial Study found that the Housing Element will have no impact on the
Environment, and a Negative Declaration is proposed.
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said City Council
did find the following facts and reasons to exist to justify the approval of said request:
FINDINGS OF APPROVAL
1. The proposed Housing Element Update is in the public interest and there will
be a community benefit, insofar as the proposed Housing Element facilitates
the development of housing for all residents of Palm Desert. Development of
housing for residents of all income levels will also reduce the vehicle miles
traveled in the City, which will improve the regional air quality and reduce
wear and tear on public streets and infrastructure, all of which is in the public
interest.
2. The proposed Housing Element Update is consistent with the goals and
policies of the General Plan, insofar as it is consistent with the other elements
of the General Plan, and implements policies and programs directly relating to
residential land uses.
3. The proposed Housing Element Update does not conflict with provisions of
the Zoning Ordinance, and the Zoning Ordinance is being updated to comply
with State law.
RESOLUTION NO. 2013-57
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PALM DESERT, CALIFORNIA, AS FOLLOWS:
1. That the above recitations are true and correct and constitute the findings of the
City Council in this case.
2. That the City Council does hereby approve General Plan Amendment 12-361
as proposed.
PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City
of Palm Desert, California, at its regular meeting held on the 12th day of September, by
the following vote, to wit: 2013
AYES: BENSON, SPIEGEL, TANNER, WEBER, and HARNIK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
N C. HAR IK, MAYOR
ATTEST:
RA HELLE D. KLASSENK CITY CLERK)
CITY OF PALM DESERT, CALIFORNIA
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RESOLUTION NO. 2013-57
EXHIBIT "A"
NEGATIVE DECLARATION
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
Califomia Code of Regulations.
APPLICANT/PROJECT SPONSOR:
City of Palm Desert
73-510 Fred Waring Drive
PROJECT DESCRIPTION/LOCATION:
Negative Declaration of Environmental Impact regarding the approval of the update of
the Housing Element of the General Plan, in conformance with State requirements.
The Director of the Department of Community Development, City of Palm Desert,
Califomia, 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 the document supporting
the findings.
n
(--Z4E r"
LAURI AYLAIAN
DIRECTOR OF COMMUNITY DEVELOPMENT
September 12, 2013
DATE
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RESOLUTION NO. 2013-57
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
HOUSING ELEMENT
PURPOSE
Providing all residents of Palm Desert with a safe and affordable residence is the ultimate goal of
this Element. The Housing Element is designed to guide the City's elected and appointed
officials, as well as City staff and the general public, in locating and constructing housing to
accommodate all segments of the community.
The City has been active in adding to its inventory of affordable housing units in the 2006-2014
planning period, and continues to strive to provide quality housing for all its residents.
BACKGROUND
The Housing Element works hand in hand with the Land Use Element to balance the land uses
available in the City to accommodate future growth. Land use designations are designed to
accommodate all types of housing, to allow for the development of single family and multi-
family units to meet the needs of the City's residents, now and in the future. The Housing
Element includes a description of existing housing types, condition of existing units,
overcrowding, overpayment, special housing needs, and the demand for affordable housing in
the City. The Element also includes an analysis of the progress made since the drafting of the last
Housing Element, and projections of needs for the 2014-2021 planning period.
California Law
California Government Code requires that every City and County prepare a Housing Element as
part of its General Plan. In addition, State law contains specific requirements for the preparation
and content of Housing Elements. According to Article 10.6, Section 65580, the Legislature has
found that:
(1) The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California family is a priority
of the highest order.
(2) The early attainment of this goal requires the cooperative participation of government and
the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.
(3) The provision of housing affordable to low and moderate income households requires the
cooperation of all levels of government.
(4) Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community.
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General Plan/Housing Element
(5)
The legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
(1) To assure that local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2) To assure that cities and counties prepare and implement housing elements which, along
with federal and State programs, will move toward attainment of the State housing goal.
(3) To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
(4) To ensure that each local government cooperates with other local governments to address
regional housing needs.
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.
Since the last planning period, Government Code Section 65583 was amended by Senate Bill
812 which requires the Housing Element to include identification and analysis of special housing
needs for individuals with developmental disabilities within the City.
California law also requires that the Housing Element be consistent with the balance of the
General Plan. The update of the Element was considered in the context of the balance of the
General Plan, and found to be consistent. Any future amendment of any portion of the General
Plan, including this element, will be analyzed to assure internal consistency.
In accordance with Senate Bill 244, the General Plan Land Use Element has been updated to
describe disadvantaged unincorporated communities (DUC). There are no DUCs in Palm
Desert's Sphere of Influence. In accordance with SB 5 and AB 162, the General Plan Flooding
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and Hydrology Element was reviewed. No change in flood zones has occurred in the City, and
no housing is planned on any site identified as a flood zone.
Evaluation of Existing Housing Element Policies and Programs
Goal 1
A variety of housing types that meet all of the housing needs for all income groups within the
City.
Goal 2
The preservation and maintenance of the high quality of the City's affordable housing supply.
Policy 1
New affordable housing projects shall be encouraged in all areas of the City. Special attention
will be made to distributing the units so that large concentrations of affordable housing in any
one area are avoided.
Program 1.A
The Agency shall implement the following affordable housing projects for extremely low, very
low, low and moderate income households during the planning period:
• 31 units at Canterra Phase II
• 21 units at Emerald Brook
• 200 units at Dinah Shore and Portola
• 72 units at Carlos Ortega Villas
• 16 units at Sagecrest Apartments
Responsible Agency: Redevelopment Agency
Schedule: 2010-2014
Evaluation: These projects were planned to be implemented prior to the elimination of the Palm
Desert Redevelopment Agency (RDA). Due to its elimination, most of these projects were placed
on hold. Canterra 11 and Emerald Brook are privately owned and not yet developed, nor does the
City have control of when these projects will be implemented. Sagecrest Apartments was placed
on hold because proposed funding for the project was eliminated and it is uncertain how this
project will be developed. Carlos Ortega Villas is currently in progress as an affordable senior
housing project through the City. These projects can continue to contribute to the City's
affordable housing stock, and will remain in the City's Land Inventory for the 2014-2021
planning period.
Program 1.B
The Agency shall pursue the planning and implementation of the following projects for
extremely low, very low, low and moderate income households during the planning period:
• 520 units that will include single family for -sale and multi -family for rent units at Gerald
Ford Drive and Portola
• an additional 51 units at the Vineyards
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General Plan/Housing Element
Responsible Agency: Redevelopment Agency
Schedule: 2010-2014
Evaluation: These projects were not implemented prior to the dissolution of the RDA. Although
the Vineyards is developed and operational, the City did not elect to subsidize the additional
rental units due to funding constraints, and it is unclear whether funding will be available in the
future. These projects can continue to contribute to the City's affordable housing stock and will
remain in the City's Land Inventory for the 2014-2021 planning period.
Program 1.0
The City shall encourage and facilitate the development by private parties of the following
projects for extremely low, very low, low and moderate income units:
• 432 units at Key Largo
• 194 units at Frank Sinatra and Cook Street
• Approximately 302 units at Dinah Shore and 35th Avenue (southeast corner)
• 52 units at Frank Sinatra and Cook Street ("The Vineyards" / northwest corner)
The City shall annually contact the owners/developers of these lands and review with them the
City and Agency incentives, and financing options available through the Redevelopment
Agency, State and federal loan and grant programs, and local non-profit agencies to assure that
all potential financial mechanisms are being considered for the project(s).
Responsible Agency: Redevelopment Agency
Schedule: 2010-2014
Evaluation: These projects were not implemented prior to the elimination of the Palm Desert
RDA. As a result of RDA elimination, affordable housing through tax increment was also
eliminated. While the City designated the Palm Desert Housing Authority as the successor
housing entity to primarily preserve affordability of its current portfolio, funding is limited to
revenues derived from the properties (rents, sales, payoffs, etc.). The City has regularly met with
developers seeking assistance in the development of affordable housing units on these and other
properties. However, because the City no longer has the ability to offer financial assistance, it
now refers developers to State and federal programs and private lenders. These projects can
continue to contribute to the City's affordable housing stock, and will remain in the City's Land
Inventory for the 2014-2021 planning period.
Program 1.D
The Agency shall continue to implement the Self Help Housing program, and shall identify 15
households to be assisted by the program in this planning period.
Responsible Agency: Redevelopment Agency
Schedule: 2006-2014
Evaluation: The RDA conducted a Request for Proposal (RFP) for the Merle Street Self Help
Project in July 2009. The Agency offered the 14 lots to developers and non-profit groups with
experience in self-help programs to build homes utilizing the `sweat equity" of qualified low
income homebuyers, and its upfront investment was to be the donation of the value of the lots.
However, there were no responses to the RFP. Staff believes that the lack of response was
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General Plan/Housing Element
related to a lack of funding options available at the time (i.e. federal and state tax credits). It is
unlikely that this program can be implemented without the reinstitution of housing set aside
funds.
In order to continue this program, the City purchased the 14 lots in 2010. At such time as the
City sees additional funding opportunities for these types of projects, the City will consider
revisions to the previous RFP that could make this program more feasible when market
conditions have improved. The City will continue to work with agencies such as Habitat for
Humanity and the Coachella Valley Housing Coalition to identify additional properties where
self-help units may be implemented.
Currently, the Palm Desert Housing Authority has an inventory of homes in an adjoining
neighborhood that were repurchased by the former Agency to preserve their affordability as
there were few, if any, qualified buyers on the waitlist. The Authority is beginning the process to
resell the homes in that community; however, until the inventory is reduced significantly, the City
will not conduct another RFP for additional self-help homes in the adjacent neighborhood.
Program 1.E
The City shall maintain its inventory of sites zoned for PR-7 and R-3, and shall encourage the
incorporation of extremely low, very low, low and moderate income housing units into these
projects as they are brought forward.
Responsible Agency: Planning Department
Schedule: Ongoing as project applications are submitted
Evaluation: The City has not down zoned any sites zoned PR-7 and R-3 during the current
planning period. Staff continues to promote the assigned density when approached by potential
developers. Staff also describes the affordable housing requirements for all the sites listed in the
Land Inventory. This program will carry over to the 2014-2021 planning period.
Program 1.F
In order to assure that sufficient lands are available for affordable housing projects described in
Programs 1.A and 1.B, the City shall undertake or shall process private party Changes of Zone
on the following parcels to provide zoning that is consistent with the General Plan and
supportive of residential uses. Where necessary, General Plan amendments will also be
undertaken:
• The east side of Monterey, at the western City limits
• 20 acres of land at the southeast corner of Gerald Ford and Portola
• 10 acres of land at the northeast corner of Dinah Shore and Portola
• 19.6 acres of land at the southwest corner of University Park Drive and Cook
• 34 acres of land at the southwest corner of 35th Avenue and Dinah Shore
• 19 acres of land at the southeast corner of 35th Avenue and Dinah Shore
• The south side of Fred Waring Drive on the east side of San Pablo Avenue and on the
west side of San Pablo north of Santa Rosa.
Responsible Agency: Planning Department
Schedule: 2011
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General Plan/Housing Element
Evaluation: City Council Ordinance Numbers 1233 and 1240A were adopted in 2012, within one
year of certifying the Housing Element, amending the Zoning Map areas identified in Program
I.F. All of the areas amended can accommodate affordable housing. Amendments included
changing properties to R-3, PR 20, or PR 22, as shown below:
Assessor's Parcel No.
685-010-005(A)
694-310-001 & 005(B)
694-120-012(C)
Vineyards
694-130-012(E)
694-130-003(F)
627-101-033
627-101-038
627-101-039
627-101-002
627-101-017
Size (acres)
30
35
10
19.6
33.71
18.92
1.64
Potential Units
432
520
200
235
302
22
Change of Zone
Planned Community
Development (PCD)
Planned Residential (PR 20)
Planned Residential (PR 22)
Already Built
Planned Residential (PR 22)
Planned Residential (PR 22)
Residential Multiple Family
(R-3)
Since this program was completed, it will be removed from the 2014-2021 Element.
Program 1.G
The City will encourage further land divisions resulting in parcel sizes that facilitate multifamily
development affordable to lower income households in light of state, federal and local financing
programs (i.e. 50-100 units) as development proposals are brought forward. The City will also,
as part of the rezoning process or other outreach by 2012, meet with property owners to discuss
incentives available for land divisions (e.g., 2-5 acres) encouraging the development of housing
affordable to lower income households. The City will offer incentives for land division
encouraging the development of affordable housing including, but not limited to:
• priority to processing subdivision maps that include affordable housing units,
• expedited review for the subdivision of larger sites into buildable lots where the
development application can be found consistent with the Specific Plan,
• financial assistance (based on availability of federal, state, local foundations, and private
housing funds).
Responsible Agency: Planning Department
Schedule: Outreach by 2012, and 2011-2014
Evaluation: Staff consistently encourages any land divisions resulting in multi family
development for affordable housing. Due to the current economy and elimination of RDA, staff
has not received any development proposals for such a project. However, inquiries have been
made for development on larger parcels currently zoned for multi family development, and staff
continues to support them by offering less stringent development standards. In addition, as part
of the rezoning process, staff communicated with property owners where rezones would occur.
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General Plan/Housing Element
Staff explained the benefits of low income housing and incentives the staff would recommend for
achieving higher density projects.
Program 1.H
Properties described in Program 1.F will be designated R-3 pursuant to Government Code
Section 65583.2 (h) and (i) and permit a minimum of 16 units per site at a minimum density of
20 units per acre. At least 50% of the need will be accommodated on sites allowing exclusively
residential uses by right. The City's zoning standards currently permit multifamily uses without a
CUP or other discretionary permit.
Responsible Agency: Planning Department
Schedule: 2011-2012
Evaluation: City Council Ordinance Nos. 1233 and 1240A were adopted in 2012, rezoning all
properties identified in Program 1.F. Each property was zoned either R-3, PR 20 or PR 22,
pursuant to Government Code Section 65583.2(h) and (i), and now allows a minimum density of
at least 20 units, and up to 22 units. R-3, PR 20 and PR 22 all allow exclusively residential units
by right. Refer to evaluation provided in Program 1.F. This program is complete and will be
removed from the 2014-2021 Element.
Policy 2
The City shall encourage the rehabilitation of existing housing units through a variety of
programs.
Program 2.A
The Agency shall annually fund an Acquisition, Rehabilitation, and Resale Program for 10
blighted homes each year.
Responsible Agency: Redevelopment Agency
Schedule: 2009-14
Evaluation: This program was implemented prior to RDA elimination. RDA funded two (2) ARR
projects (74047 San Marino Circle and 74065 Goleta Avenue) between 2006 and 2013. Two
additional ARR projects are in progress and expected to be completed in 2013. Funding was
provided through the Neighborhood Stabilization Program for the acquisition of the properties.
Although the Palm Desert Housing Authority is the successor to housing activities previously
undertaken by RDA, at this time it is unclear whether this program will be available to the
Housing Authority for future projects due to lack of funding. It will be removed from the 2014-
2021 Element
Program 2.B
The Agency shall annually fund the Single Family Rehabilitation Program and Housing
Improvement Program, for 20 households each year.
Responsible Agency: Redevelopment Agency
Schedule: 2009-2010, Ongoing
Evaluation: Between 2006-2011, RDA funded and completed thirty-nine (39) projects under the
Home Improvement Program. Due to the elimination of RDA in 2011, this program was also
eliminated in FY 2011/12. As of July 1, 2012, the City proposes to continue the program using
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General Plan/Housing Element
Community Development Block Grant (CDBG) funding to allow grant assistance to ten (10) very
low and low income homeowners. The program is restricted to emergency situations (such as
health, safety, and substandard living conditions) in the home.
Program 2.0
The Agency shall pursue and utilize Neighborhood Stabilization Program (NSP) funding to the
greatest extent possible, and shall use that funding to assist homeowners in the purchase and
rehabilitation of blighted single family homes for up to four homes per NSP funding cycle.
Responsible Agency: Redevelopment Agency
Schedule: 2009-14
Evaluation: NSP funding was utilized to purchase two (2) properties. This program will be
completed in 2013, and any remaining program income will be returned to the County of
Riverside to continue the reuse of program funds. The City and/or the Housing Authority will no
longer manage or continue this program.
Policy 3
The City shall preserve existing affordable housing units.
Program 3.A
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: Ongoing
Evaluation: In 2011, ABXI 26 was signed into legislation, eliminating redevelopment agencies
and prohibiting agencies from entering into new agreements. California redevelopment agencies
were dissolved effective February 1, 2012, preventing the Palm Desert Redevelopment Agency
from carrying out planned redevelopment projects and establishing housing programs during the
remainder of the planning period. While the City designated the Housing Authority as the
successor housing entity to primarily preserve the affordability of its current portfolio, funding is
limited to revenues derived from the properties (rents, sales, payoffs, etc.) (see Policy 11). This
funding is currently sufficient to maintain existing properties, but insufficient to complete long
term maintenance and to pursue additional projects.
Program 3.B
The Agency shall maintain the existing resale restrictions and other subsidies on its 303
ownership units.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
Evaluation: On February 1, 2012, redevelopment agencies were eliminated across California.
As a result, funding for affordable homes through tax increment was also eliminated. While the
City designated the Housing Authority as the successor housing entity to preserve affordability
of its current portfolio, funding is limited to revenues derived from the properties (rents, sales,
payoffs, etc.).
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Program 3.0
The Agency shall maintain ownership of its 1,111 existing rental housing units in order to assure
long term affordability for these projects.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
Evaluation: On February 1, 2012, redevelopment agencies were eliminated across California.
As a result, funding for affordable homes through tax increment was also eliminated. While the
City designated the Housing Authority as the successor housing entity to primarily preserve
affordability of its current portfolio, funding is limited to revenues derived from the properties
(rents, sales, payoffs, etc.). The Housing Authority intends to maintain ownership of these units
at this time.
Program 3.D
The Agency shall continue its program of acquiring market rate apartment projects for
rehabilitation and conversion to affordable units, with the goal of converting 350 through the
planning period. Efforts shall be focused on blighted properties in Palma Village,
Redevelopment Project Area 4, and south of Highway 111 between Portola Avenue and Deep
Canyon Road.
Responsible Agency: Redevelopment Agency
Schedule: 2006-2014
Evaluation: The RDA acquired 4 properties: Sagecrest Apartments, Sagecrest Senior
Apartments, Country Village Apartments (now known as the proposed Carlos Ortega Villas),
and Candlewood Apartments.
Sagecrest was acquired as an existing 14-unit dilapidated multi family complex that consisted of
one (1) one-bedroom/one-bathroom, twelve (12) two-bedroom/two-bathroom, and one (1) two-
bedroom/one-bathroom units that RDA deconstructed during the 2010/11 fiscal year; due to the
elimination of RDA, this project was placed on hold.
Sagecrest Senior Apartments consisted of fourteen (14) studio units and has been operating as a
100% affordable senior housing complex since it was acquired in 2009.
After evaluating the Country Village Apartments for the proposed Carlos Ortega Villas in
2005/06, RDA deconstructed the property with the intent of developing affordable senior rental
units. The conceptual design for a 72-unit affordable complex is currently under review.
In 2006, RDA acquired thirty (30) units (26 one -bedroom and 4 two -bedroom) in Candlewood
Apartments in order to eliminate their "at risk" status. These units remain in the affordable
housing inventory as senior apartments today.
Program 3.E
The City shall encourage the preservation of existing mobile home parks by non-profit agencies
or organizations, in order to preserve their affordability. The City will directly contact CVHC,
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DACE and others should a mobile home park be put up for sale, and assist through permit
streamlining in its sale, if possible.
Responsible Agency: Redevelopment Agency, City Manager's Office
Schedule: Ongoing
Evaluation: The Agency established the Indian Springs Purchase Assistance Program (the
"Program'). The objective of the Program was to preserve the existing mobile home community
for extremely low, very low, and low income households by assisting persons whose gross
household incomes do not exceed eighty percent (80%) of the median income in purchasing their
units. At such time as the owner offers the lots for sale, the Agency intended to make a loan as
part of the Program to a qualified borrower purchasing property within this community. At this
time, it is unlikely that this program will be available as a result of RDA elimination and the
subsequent decision by the State Department of Finance to prohibit the former Agency from
reserving funding for the program.
The City complies with all applicable federal laws and mediates rental disputes preserving
affordability through its Mobile Home Rent Control Program. The City shall continue to enforce
the provisions of the Fair Housing Act as it pertains to mobile home parks.
Program 3.F
The Agency shall coordinate between affordable housing developers and social service agencies
when new projects are developed to encourage the integration of services such as child care, job
training, vocational education, and similar programs into new affordable housing projects
through direct contact with both parties. For on -site child care, the Agency shall consider
allocation of the City's Childcare Mitigation Fee to new projects which provide the service.
Responsible Agency: Redevelopment Agency, City Manager's Office, Community
Development Department
Schedule: Ongoing
Evaluation: The Palm Desert RDA coordinated this effort prior to its dissolution. The City is
now responsible for coordination.
Policy 4
The City shall continue to strive to meet the State -mandated special shelter needs of large
families, female headed households, single parent families, senior citizens, and disabled
individuals and families, and shall consider including units for such households in its projects.
Program 4.A
The City shall continue to enforce the provisions of the Federal Fair Housing Act. The City shall
continue its referral program to the County Fair Housing Office, and shall maintain information
at City Hall and the Agency's affordable housing complexes.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
Evaluation: This program is the joint responsibility of the City and Housing Authority, which
periodically refer the general public and residents to the Fair Housing Council of Riverside
County and continue to maintain information at City Hall and the affordable housing complexes.
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The City has been contracting with the Fair Housing Council of Riverside County since FY
2003/04 for Fair Housing services. The organization is designed to further fair housing laws and
obligations under the federal Fair Housing Act and state laws. It provides counseling and
mediation services to residents with landlord/tenant and discrimination issues, as well as
educational training, technical assistance, and legal advice to property owners, businesses, and
the general public. It also works with local lenders and government institutions to provide
outreach and information to lower income households regarding the home buying process and
predatory lending practices. The City will continue this contract in the 2014-2021 planning
period.
Program 4.B
The City shall work with the Senior Center and other appropriate agencies in assisting whenever
possible in the housing of disabled residents, through participation by the Redevelopment
Agency.
Responsible Agency: Redevelopment Agency, Senior Center
Schedule: Ongoing
Evaluation: As a result of the elimination of redevelopment agencies, this program is no longer
funded through the Redevelopment Agency. However, the City continues to ensure that all
existing and new developments meet the requirements of the ADA. This includes referring
developers to appropriate agencies to assure that appropriate aids are incorporated into the
design of units to house disabled residents. Additionally, the Housing Authority continues to
provide ADA accessible and adaptable units at its affordable housing complexes and provides
accommodations upon resident requests whenever possible. The Housing Authority also provides
ADA accessible or adaptable units in its new projects, and on average, houses 80 disabled
residents.
Program 4.0
The City shall meet with non-profit developers and other stakeholders annually, beginning in
2011, to establish and implement a strategy to continue to provide housing affordable to
extremely low-income households. The City shall also consider prioritizing local financial
resources and applying for State and federal funding specifically targeted for the development of
housing affordable to extremely low-income households, such as CDBG, HOME, Local Housing
Trust Fund program and Proposition 1-C funds. The City shall continue to consider incentives,
such as increased densities, modifications to development standards, priority processing and fee
deferrals as part of the financing package for projects which include extremely low income units.
Responsible Agency: Redevelopment Agency
Schedule: 2011, Annually thereafter
Evaluation: During the 2006-2013 planning period, the City received no requests or proposals
from developers to jointly, or on behalf of the developer, apply for funding to assist in the
development of an affordable housing project. Additionally, this program was to begin in 2011
when the RDA was eliminated, and much of the funding eliminated, including funding which
required matching funds from RDA. In the next planning period, the City will need to assess
whether matching funds can be provided from other sources, or whether assistance will have to
be eliminated, depending on State legislation relating to affordable housing funds in upcoming
years.
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Policy 5
The City shall strive to provide shelter for the homeless.
Program 5.A
The City shall continue to work with CVAG on a regional solution for homelessness, including
the Multi -Service Center in North Palm Springs, and the beds and services it will provide.
Responsible Agency: City Manager's Office, City Council
Schedule: 2008-2014
Evaluation: The City is a participant in CVAG's Homelessness Strategic Plan, which resulted in
the construction of Roy's Desert Resource Center in the western Coachella Valley. This facility
provides emergency and transitional shelter for 90 homeless individuals and provides a wide
range of support services, including living skills, employment assistance, housing placement
assistance, child care, and health care services. The City has committed to funding this initiative
for 10 years, beginning in FY 2009/10, and will continue to work closely with CVAG in this and
other regional efforts to end homelessness.
Program 5.B
The City shall amend the Zoning Ordinance as follows:
a. Allow emergency shelters by right in the Industrial zone and only subject to the same
development and management standards that apply to other allowed uses within the
Industrial zone. Approval shall be through a non -discretionary design review process.
b. Transitional and supportive housing shall be subject to only those restrictions that apply to
other residential uses of the same type in the same zone
c. Define Single Room Occupancy facilities.
d. Amend the definition of "Family" to be consistent with current federal standards.
e. Allow group homes of 7 or more in the R-1 and R-2 zones, in addition to the R-3 zone.
f. Allow Single Room Occupancy facilities in the Industrial zone, subject to approval of a
conditional use permit.
The Zoning Ordinance shall be clarified to state that handicapped ramps are permitted in the
front, side or rear yard setback of any residential structure. A reasonable accommodation
procedure shall be established to provide exception in zoning and land use for persons with
disabilities.
Responsible Agency: Community Development Department
Schedule: 2011
Evaluation: The City is currently preparing a Zoning Ordinance Update that will be adopted by
mid year 2013. The above -referenced items are included in the Update. As this program will be
completed before the 2014-2021 planning period, it will be removed from the Element.
Program 5.0
The City shall encourage local organizations, such as the Coachella Valley Rescue Mission,
Martha's Village and Catholic Charities, to apply to the City for the assignment of CDBG funds
for homeless services.
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Responsible Agency: City Manager's Office
Schedule: 2003-04
Evaluation: The City is a participant in the Coachella Valley Association of Governments'
(CVAG) Homelessness Strategic Plan, which established Roy's Resource Center ("Roy's "), a
regional shelter for 90 homeless persons that serves as a central location for transportation,
health care, mental health support, child care, and other social services. The City has committed
to funding Roy's for 10 years and has funded the organization for the past 3 years, with 7 years
remaining.
The City has also awarded CDBG funds to numerous organizations that provide food
distribution programs, including Martha's Village and Kitchen, Desert AIDS Project, and FISH
for homeless programs, among others. The City also contributes $3,000 annually to the Alan
Seaman Bus Pass Program, which is provided to CVAG for distribution to homeless shelter
providers.
Policy 6
The City shall continue to utilize restrictions, applicant screenings, and other appropriate
mechanisms established as conditions of approval in order to preserve affordable for sale
housing units for the long term.
Program 6.A
The City shall keep in regular contact with the Riverside County Housing Authority to ensure
that Section 8 housing assistance within the City is actively pursued. At least 30 households
should be assisted every year.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
Evaluation: The City maintained contact with the Riverside County Housing Authority and
assisted an estimated total of 184 households during the planning period. This program will be
maintained by the City in the 2014-2021 planning period.
Program 6.B
The Agency shall work with affordable housing organizations to preserve the affordability of the
Regent Palm Desert project (formerly known as Sevilla or Saint Tropez), which is currently at
risk of losing its affordability restrictions in 2016. The Agency may consider financial assistance
or purchase, assistance in preparing applications for funding through state and federal programs
for third party ownership, and other means to assure the long term affordability of the project.
Responsible Agency: Redevelopment Agency
Schedule: 2014-2015
Evaluation: The affordability restriction of 103 units at the Regent Palm Desert ("Regent') will
expire in 2016. The Agency has met with the owners of the Regent several times in an attempt to
extend the affordability with no success. With the elimination of redevelopment, there is no
additional funding available. However, although developers who have met the affordability
period restriction have no obligation to extend or continue restrictions within the property, the
City utilizes, whenever possible, federal and/or state programs to extend the affordability period
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
of project units. The City continues to refer residents of privately owned rental communities to
seek subsidized rental assistance through the Riverside County Housing Authority.
Policy 7
The Redevelopment Agency shall annually allocate funds to eligible projects for review and
consideration, in conformance with its Five Year Implementation Plan.
Evaluation: Prior to its being dissolved, the Redevelopment Agency annually allocated funds in
conformance with its Five Year Implementation Plan. Since February 1, 2012, when the Palm
Desert RDA was eliminated, funds are no longer available for allocation.
Policy 8
The City Council shall consider, as an additional incentive, the reduction, subsidizing or
deferring of development fees to facilitate the development of affordable housing.
Evaluation: The City Council and staff would consider a financial incentive by reducing,
subsidizing, or deferring development fees; however, no requests were made by affordable
housing developers for such a consideration during the planning period.
Policy 9
The City shall continue to address the needs of the senior population in development of housing.
Program 9.A
The City shall maintain the Senior Housing Overlay District and the Second Unit Housing
standards in the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: Ongoing
Evaluation: The Zoning Ordinance continues to maintain the Senior Housing Overlay District
and Second Unit Ordinance.
Program 9.B
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Redevelopment Agency, Community Development Department
Schedule: Ongoing
Evaluation: No additional assisted living development proposals were submitted by developers
during the planning period.
Policy 10
The City shall implement the State's density bonus law.
Evaluation: This requirement is being added to the Zoning Ordinance as part of the Zoning
Ordinance Update, which will be adopted by mid year 2013. Once adopted, the City will
implement the density bonus ordinance whenever a bonus is requested by a developer.
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Policy 11
The City shall maintain the Rental Subsidy Program, the Mortgage Subsidy Program and the
First Time Homebuyers Program.
Evaluation: The Housing Authority annually provides Rental Subsidy assistance for
approximately 1,111 units at its affordable housing complexes. The Mortgage Subsidy Program
was part of a compliance program established by RDA to provide assistance to struggling
homeowners for mortgage relief, however, program implementation was unsuccessful. In an
effort to extend assistance, the City refers homeowners to housing counseling agencies and
programs that provide foreclosure prevention assistance, including HOPE, Your Home, Making
Home Affordable, and Keep Your Home. Approximately 10 single-family households in Falcon
Crest and Desert Rose have maintained their homes with the assistance of these programs.
In 2007, the City was awarded $2, 790, 000 BEGIN (Building Equity and Growth in
Neighborhoods) grant funding for mortgage reduction for Falcon Crest, a new 100% affordable
homeownership community; 93 homeowners were assisted with $30, 000 subsidies.
The City and RDA provided financial assistance to approximately 106 households through the
First Time Homebuyers Program, with the consideration that up to 45-year restricted covenants
be recorded with the property and affordable housing availability be preserved. Subsidies to
each household were made available in varying amounts depending on the need to secure an
affordable housing cost.
With the elimination of the RDA, there are no City funds available for future programs. The
Housing Authority will continue to apply for grants as they become available.
Policy 12
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Evaluation: The City's General Plan Land Use Plan provides a broad mix and pattern of land
uses that balance and integrate residential, commercial, employment, and institutional uses to
the greatest extent practicable.
During the 2006-2013 planning period, two master planned communities were approved that
support the City's goal of promoting the jobs/housing balance. Spanish Walk, a private
residential community, consists of a mix of condominiums and townhomes. University Park
provides for 1,052 residential units at various densities, as well as pocket parks and a 2.4-acre
dog park. Both communities are in the Cook Street/Gerald Ford Drive vicinity and within close
proximity to educational facilities (UCR and CSUSB — Palm Desert campus), transportation
(Interstate-10, public transit and regional/local arterials), recreation (parks), and a wide range
of shopping, restaurants, and other commercial land uses.
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Policy 13
Encourage energy conservation through the implementation of new technologies, passive solar
site planning and enforcement of building codes. Please also see the Energy and Mineral
Resources Element.
Program 13.A
The City shall maintain an Energy Conservation Ordinance which mandates conservation in new
construction beyond the requirements of the California Building Code.
Responsible Agency: Planning Department
Schedule: 2010-2011
Evaluation: The Zoning Ordinance Update, which will be adopted by mid year 2013, will
include Green Building standards required by State law. As part of the comprehensive Zoning
Ordinance Update, staff is also considering an Energy Conservation Ordinance.
Program 13.B
The City shall encourage Green Building techniques, recycling in demolition, and the use of
recycled, repurposed and reused materials in all new affordable housing projects to the greatest
extent possible.
Responsible Agency: Redevelopment Agency, Planning Department, Building Department,
Public Works Department
Schedule: Ongoing
Evaluation: The City requires implementation of California Green Building Code standards for
all new developments, and recycles construction materials from its affordable projects. The City
has approved Carlos Ortega Villas, a 72-unit affordable senior housing project that is being
designed to be Net -Zero Energy; the City is striving to meet LEED Silver level requirements for
this project. The project is proposed for a site that was occupied by dilapidated market rate
apartments. Instead of demolition, the apartments were deconstructed and materials recycled.
The City will continue to implement Green Building techniques in its projects in the future.
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
DEMOGRAPHIC INFORMATION
This section provides the demographic background for the residents of Palm Desert. The
information is primarily based on 2010 U. S. Census and American Community Survey (ACS)
data. Where more current data is available, it has been included in addition to the Census and
ACS information.
Regional Setting
The City of Palm Desert is located in the Coachella Valley, in eastern Riverside County.
Riverside County grew from 1,110,000 in 1990 to 1,545,387 in 2000. By the year 2010, the U.S.
Census estimated that population in the County had grown to 2,189,641, which represents a 10-
year increase of 41.7%. Since the completion of the Census, the California Department of
Finance (DOF) has annually estimated population growth. The DOF estimated that in January of
2012, Riverside County had a population of 2,227,577, an increase of 1.7% over the 2010
population.
City Population
Palm Desert has also experienced a rapid rate of growth. In 1990, the Census reported a
population of 23,252 in the City. From 1990 to 2000, the City's population grew to 41,284, an
increase of 77% in ten years, and an average annual increase of just under 6.25%. By 2010, the
Census reported a City population of 48,445, an increase of 17.3% in ten years. The California
Department of Finance estimated that the City's population on January 1, 2012 was 49,471. The
City has grown at a rate slower than that of the County as a whole.
The Southern California Association of Governments (SCAG) projects the City population to
increase to 52,100 by 2020, which would represent an increase of 7.5% over the 10-year period.
SCAG projects a City population of 56,800 by 2035.
Population by Age Group and Ethnicity
The Coachella Valley has historically been a retirement area, and Palm Desert
The City's median age rose from 42.3 in 1990, to 48.0 in 2000, to 53.0 in
continuing aging of America, it is expected that this trend will continue. Table
the 2010 Census estimates for population by age group.
Table III-14
Age Distribution,
Age Number
Under 19 8,431
20-34 6,780
35-44 4,387
45-64 12,924
65+ 15,923
Total 48,445
Source: 2010 U.S. Census
2010
of Total
17.4%
14.0%
9.0%
26.7%
32.9%
100%
is no exception.
2010. With the
I11-14 illustrates
Housing Element
III-17
White
Black or African American
American Indian & Alaska Native
Asian
Native Hawaiian & Other Pac. Islander
Some Other Race
Two or More Races
Total
Hispanic or Latino
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Table 111-15 lists the ethnic distribution for Palm Desert in 2010.
Table III-15
City of Palm Desert
Ethnic Characteristics, 2010
Number
39,957
875
249
1,647
55
4,427
1,235
48,445
11,038
% of Total
82.5%
1.8%
0.5%
3.4%
0.1%
9.1%
2.5%
100%
22.8%
Note: the ethnic population numbers may seem distorted because the U.S. Census
does not consider Hispanic or Latino ancestry to be a race. For this reason, some
Hispanics choose to list themselves under the classification for other races.
Source: 2010 Census of Population and Housing
Household Size and Income
The City had a total of 24,005 households between 2009 and 2011. The average household size
was 2.02 persons per household.
Median household income in the City in 1990 was $37,315, slightly higher than the County
median income, which stood at $36,000 for the same time period. In 2000, median household
income had risen to $48,316, and by 2010 it had risen to $50,267. The following Table lists the
number of households in each income range.
Table III-16
City Household Income Distribution,
Income
Less than $10,000
$10,000-$14,999
$15,000-$24,999
$25,000-$34,999
$35,000-$49,999
$50,000-$74,999
$75,000-$99,999
$100,000-$149,999
$150,000-$199,999
$200,000 +
Total
Source: 2009-2011 American
*Differences due to rounding.
No. of HH
1,054
1,466
2,717
3,179
3,529
3,828
2,854
2,916
1,052
1,410
24,005
Community Survey
2009-2011
% of Total
4.4%
6.1%
11.3%
13.2%
14.7%
15.9%
11.9%
12.1%
4.4%
5.9%
100%*
3-Year Estimates.
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
The ACS estimated 5.4% of all families in Palm Desert were living below the poverty level in
2009-2011.
Employment and Maior Employers
The ACS data also provided information on employment distribution in 2009-2011. Of a total
workforce of 20,114, the largest sectors for employment were educational/health/social services,
and arts/entertainment/recreation/accommodation/food services.
Table III-17
City Employment by Industry, 2009-2011
Industry No. of % of Total
Employees
Agriculture/Forest/Fish/Mining 573 2.8%
Construction 1,274 6.3%
Manufacturing 438 2.2%
Wholesale Trade 591 2.9%
Retail Trade 2,653 13.2%
Transportation, warehousing & 574 2.9%
utilities
Information 860 4.3%
Finance, insurance & real estate 1,446 7.2%
Professional, scientific, management 2,457 12.2%
& administration
Educational, health & social services 4,175 20.8%
Arts, entertainment, recreation, 3,422 17.0%
accommodation & food service
Other services (except public 938 4.7%
administration)
Public Administration 713 3.5%
Total Employment by Industry 20,114 100%
Source: 2009-2011 American Community Survey 3-Year Estimates
In 2008, SCAG projected a 10% increase in employment in Palm Desert by 2020, and a 7%
increase in employment between 2020 and 2035.
Housing Characteristics
The 2009-2011 ACS showed a total of 40,181 housing units in the City in 2010, while the DOF
estimates that the City has 37,409 housing units in 2012, as demonstrated in Table III-18.
Housing Element
III-19
Year Built
2005 or later
2000-2004
1990-1999
1980-1989
1970-1979
1960-1969
1950-1959
1940-1949
1939 or earlier
Total
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Table III-18
City Housing Characteristics
Units in Structure
Single Family, detached
Single Family, attached
2 to 4 Units, Multi -family
5+ Units, Multi -family
Mobile homes
Boat, RV, van, etc.
Total
2009-2011*
15,823
10,969
3,511
6,304
3,543
31
40,181
*Source: 2009-2011 American Community Survey 3-Year
**Department of Finance, January 2012 estimates
*** Not identified by DOF
2012**
14,707
10,877
2,943
5,178
3,704
***
37,409
Estimates
Age of Housing Stock
The ACS estimated a total of 40,181 housing units in the 3-year period between 2009 and 2011.
Of these, 27,467 (68%) were built before 1990, while12,714 (32%) were less than 20 years old.
Table III-19
Age of Housing Units
No of
Units
2,223
3,126
7,365
13,234
9,234
3,709
1,061
134
95
40,181
% of
Total
5.5%
7.8%
18.3%
32.9%
23.0%
9.2%
2.6%
0.3%
0.2%
100%*
Source: 2009-2011 American Community Survey 3-Year
Estimates. * Differences due to rounding.
Vacancy Status
The 2010 Census showed a total of 13,956 of the City's total 37,073 housing units to be vacant,
for an overall vacancy rate of 37.6%. 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 9.5% in 2010. In 2012, the DOF estimated that 37.65% of the City's
housing stock is vacant, which adjusted for seasonality, results in a net vacancy rate of 9.5%.
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Unit Type
For Rent
Rented, not occupied
For sale only
Sold, not occupied
Table III-20
Vacancy Status — 2010
No. of Units
Vacant
1,616
67
798
99
Seasonal, Recreational or
Occasional Use
All Other Vacants
Total
Source: 2010 Census
10,418
958
13,956
%ofAll
Units
11.6%
0.5%
5.7%
0.7%
74.6%
6.9%
100%
Housing Tenure
Housing tenure for occupied units only between 2009 and 2011 is shown in Table III-21.
Tenure remained constant when compared to the 2000 Census.
Table III-21
Housing Tenure — 2009-2011
Unit
Owner Occupied
Renter Occupied
Total
No. of Units %
16,254
7,751
24,005
67.7%
32.3%
100%
Source: 2009-2011 American Community Survey 3-Year
Estimates
Overcrowding
The California Department of Housing and Community Development (HCD) establishes a
standard of 1.01 persons per room as the criteria for defining "overcrowded" housing conditions.
Overcrowding is one of the specifically identified issues that must be addressed in the Housing
Element. Table III-22 illustrates the ACS estimates for persons per room. The Table illustrates
that a total of 685 housing units in Palm Desert were overcrowded between 2009 and 2011,
representing 2.9% of the total occupied housing units in the City. This represents a significant
decrease from 2000, when 5.1 % of housing units were overcrowded.
Table III-22
Overcrowding, 2009-2011
Persons/Room
Occupied Units
1.00 or less
1.01 to 1.50
1.51 or more
Source: 2009-2011 American
Survey 3-Year Estimates
No. of HH
23,320
568
117
Community
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Housing Values
The 2009-2011 ACS estimated values for owner -occupied single family homes in the City.
These are listed in Table II1-23.
Table III-23
Values, Specified Owner -Occupied
Housin&Units, 2009-2011
Value Number
Less than $50,000 454
$50,000 to 99,999 670
$100,000 to 149,999 751
$150,000 to 199,999 2,042
$200,000 to 299,999 3,623
$300,000 to 499,999 5,235
$500,000 to 999,999 3,049
$1,000,000 or more 430
Source: 2009-2011 American Community Survey 3-
Year Estimates
The median housing unit value between 2009 and 2011 was estimated at $317,100. For
renters, the median contract rent at that time was $1,103. Current housing values and rental
rates are further discussed below in the section titled "Economic Constraints".
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
EXISTING AFFORDABLE HOUSING PROGRAMS
There are a number of projects and programs available in Palm Desert which provide a variety of
services to the City's residents. In addition, regional, state and federal programs can also be
accessed within the community. This section of the Housing Element provides a summary of
programs available by a number of agencies.
City Programs
In 2011, ABXI 26 was signed into legislation, effectively eliminating redevelopment agencies
and prohibiting agencies from entering into new agreements. California's redevelopment
agencies were dissolved as of February 1, 2012. The Palm Desert Housing Authority was
designated as the successor housing agency and will endeavor to implement the following
affordable housing programs as funding becomes available.
Rental Assistance Program
Owners of single-family homes, condominiums, mobile homes or apartments who rent to very
low, low, and moderate income tenants to the extent funding is available, may receive direct
rental payment assistance from the City. The owner must, in exchange for the assistance, enter
into a recorded agreement with the City assuring affordability of the rental units for 55 years.
Acquisition, Rehabilitation and Resale
This program allows the City to purchase existing market rate single family units, rehabilitate
and refurbish them, and re -sell them to lower income households with affordability covenants.
The RDA completed two (2) projects through this program during the 2006-2013 period, and
two (2) additional projects are expected to be completed by the City in 2013. Funding was
through the Palm Desert Neighborhood Stabilization Program. Although the Housing Authority
is the successor to housing activities previously undertaken by RDA, it is unclear whether this
program will be available for future projects.
Mortgage Credit Certificate Program
This program is also the funding mechanism established in order to preserve Indian Springs
Mobile Home Park's affordability. The City received a request from the current Owner to
convert Indian Springs Mobile Home Park into a resident -owned development. At such time as
the owner offers the lots for sale, the RDA intended to offer purchase money financing to
extremely low, very low and low income households for the purchase of real property during the
previous planning period. It is unclear whether this program will be available as a result of RDA
elimination.
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Homebuvers Assistance Prosram
The City and RDA have provided assistance to very low, low, and moderate income persons in
the form of low interest loans to be applied to down payment, non -recurring closing costs,
reduction of the interest rate on the first trust deed, or any other cost associated with the purchase
of a single family home. There are currently 303 homes in this program. In exchange for the
assistance, the home owner is required to enter into a recorded agreement with the City assuring
affordability of the home for up to 45 years.
Self -Help Housing,
The City will assist very low, low and moderate income households in constructing and
purchasing their own home on existing lots of record within the City. During the previous
planning period, the Agency set aside 14 lots for a future self-help development along Merle
Drive, and in 2009 completed a Request for Proposals (RFP) for development. No responses
were received for the RFP. To continue this program, the City purchased the 14 lots in 2010. At
such time as additional funding opportunities and market conditions for these types of projects
are realized, the City will consider revising the previous RFP and re -advertising the opportunity.
Home Improvement Program
The City assists very low, low and moderate income households with home repairs by providing
grants and low interest loans to program participants. The program has eight (8) components,
but only the Emergency Grant Component is currently funded.
• The Emergency Grant Component allows up to $7,500 for very low and $5,000 for low
income households for emergency repairs to their homes.
• The Rehabilitation Grant Component will grant up to $20,000 for home improvements to
very low income households.
• The Matching Fund Grant Component will match up to $5,000 in home improvements
with a homeowner who contributes the same amount or more to the improvements. This
grant is available to very low and low income households.
• The Rehabilitation Loan Component allows up to $35,000 for active loans and $45,000
for a deferred loan for home improvements to low and moderate income households,
respectively.
• The Drought Tolerant Landscape Retrofit Loan Component allows up to $7,500 in
improvements that intend to reduce the consumption of a natural resource for very low,
low and moderate income households.
• The Make a Difference Volunteer Assistance Component organizes community
involvement through volunteers for very low, low and moderate income households.
• The Acquisition, Rehabilitation, Resale Component allows the City to acquire properties
available on the market for the purpose of rehabilitation and resale to a qualified
household.
• The Lead and Asbestos Abatement Component will grant $7,500 to remove lead and
asbestos from the homes of very low and low income households.
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
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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:
Section 8 Housing Assistance
The Riverside County Housing Authority provides HUD Section 8 rental assistance to lower
income renters within the City. The Authority annually subsidizes approximately 50 households
in the City, of which approximately 30 households are residents of the Palm Desert Housing
Authority properties.
Fair Housing Programs
The City works with the County of Riverside Fair Housing Council to provide anti-
discrimination, landlord -tenant mediation, fair housing training and technical assistance,
enforcement of housing rights, administrative hearings, home buyer workshops, lead -based paint
programs, and other housing related services for City residents.
AFFORDABLE HOUSING DEVELOPMENTS
Palm Desert Housing Authority Owned and Assisted Rental Properties
The Housing Authority owns eight (8) multi -family apartment complexes and seven (7) senior
apartment complexes that provide affordable housing for lower income residents. Each of these
complexes is described below. Combined, there are a total of approximately 1,000 affordable
rental units that are Housing Authority owned and assisted.
Palm Desert Housing Authority Owned Family Apartments
One Quail Place provides 384 one and two -bedroom apartments available to lower income
ranges. There are 242 very low, 104 low, and 31 moderate income households currently living in
the complex.
Desert Pointe is a 64-unit studio, one and two -bedroom project which currently houses 51 very
low-income households, 9 low-income households, and 1 moderate income households.
Neighbors Garden Apartments has a total of 24 one -bedroom units, 14 of which are rented by
very low-income households, 3 of which are low-income tenants, and 5 are rented to moderate
income tenants.
Taos Palms provides 16 two -bedroom units to 13 very low and 3 low income households.
California Villas is a 141 unit project which provides one bedroom units to 115 very low, 16 low
and 4 moderate income households. The complex was acquired in March 2003.
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Laguna Palms provides 48 units which include 4 studios, 18 one bedroom and 26 two bedroom
units to 35 very low income, 7 low income and 6 moderate income tenants. The complex was
acquired in July 2003.
Palm Village Apartments provides 36 two -bedroom apartments. The property was acquired in
2007 and includes 25 very low income, Blow income, and 3 moderate income tenants.
Sagecrest Apartments was a dilapidated complex that was acquired in 2008. It consisted of one
(1) one-bedroom/one-bathroom, twelve (12) two-bedroom/two-bathroom, and one (1) two-
bedroom/one bathroom units that RDA deconstructed during the 2010/11 fiscal year. Due to the
elimination of RDA, this project has been placed on hold.
Palm Desert Housing Authority Owned Senior Anartments
The Pueblos includes 15 one -bedroom units for 13 very low and 1 low income senior
households.
Catalina Gardens provides 72 studio and one -bedroom apartments to 63 very low, 4 low, and 2
moderate income senior households.
Las Serenas Apartments has 100 one -bedroom and 50 two -bedroom units rented to 119 very
low-income, 18 low-income, and 11 moderate -income seniors.
011110
MO
Candlewood Apartments provides a total of 30 one and two bedroom units to 26 very low and 4 ■w
low income senior households.
La Rocca Villas, acquired in 2007, includes 27 one -bedroom apartments and houses 26 very low
income and 1 low income residents.
Sagecrest Senior Apartments provides 14 studio apartments to 12 very low income and 2 low
income seniors. The property was acquired in 2009.
The property for Carlos Ortega Villas was acquired in 2005, and the conceptual design process
is currently under review. Once complete, it will consist of 72 apartments for a blend of senior
households with varied income levels.
Affordable Units Built in the 2006-2014 Planning Period
Palm Village Apartments provides 36 two bedroom units for 25 very low, 8 low and 3 moderate
income households. The project consists of new construction, and was completed in November
2007.
Sagecrest Apartments was acquired in 2008 as a dilapidated 14-unit project. It was deconstructed
by RDA during the 2010/11 fiscal year; due to the elimination of RDA, this project has been
placed on hold.
Sagecrest Senior Apartments provides 14 studio apartments to 12 very low income and 2 low
income seniors. The property was acquired in 2009.
Housing Element
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MOM
IMO
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
La Rocca Villas provides 27 one bedroom units for 26 very low and 1 low income senior
households. The project was newly constructed, and opened in November of 2007.
Affordable Ownership Projects
Desert Rose, a 161 unit single-family project, was developed in 1996. The units are restricted
for a period of up to 45 years to purchasers in the very low, low, and moderate -income
categories. The project includes a mix of very low, low, and moderate -income households.
Facilities within the project include community recreation and daycare.
The Rebecca Road and San Marino Homes were part of the Acquisition Rehabilitation Resale
program. Three single-family homes were rehabilitated and resold with resale restrictions for
low and moderate income households.
Coachella Valley Housing Coalition constructed a total of 11 self-help homes restricted to very
low and low income households, that purchased the homes through low interest loans and sweat -
equity programs.
Habitat for Humanity constructed 9 single-family homes, which are restricted to very low-
income households that were purchased through low interest loans and sweat -equity programs.
Building Horizons homes were built as part of a vocational high school program, and provide 2
single-family homes for low-income households, with 30-year resale restrictions.
Falcon Crest provides 93 single family homes for 13 low and 80 moderate income households.
The project includes resale restrictions for a 45 year time period.
Portola Palms Mobile Home Park includes 23 mobile homeowners, 16 of which are very low
income, and 7 of which are low income. The project includes resale restrictions for 30 years.
The Neighborhood Stabilization Program (NSP) was used to assist homeowners in the purchase
of two (2) single-family properties. The program will be completed in 2013, and any remaining
program income will be returned to the County of Riverside to continue the reuse of any program
funds. Neither the City nor the Palm Desert Housing Authority will continue to manage or
operate the program.
Privately Developed Properties
The Regent (formerly Sevilla or San Tropez) Apartments has 512 one and two -bedroom units,
103 of which must be restricted to low income households, in exchange for participation in the
City's Density Bonus Program. The balance of the units is available to market households.
Hovley Gardens is a private project which received Agency assistance and tax credits, and
constructed 162 two, three and four bedroom rental units available to very low and low income
households. The project was completed in 2003.
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Canterra Apartments I and II, which consists of a total of 612 units, includes 62 one, two, and
three -bedroom units affordable to very low and low income tenants. The units were created
through the City's density bonus program. Canterra I is complete with a total of 306 units,
including 31 affordable units; Canterra II has not been constructed.
Villas on the Green, which consists of a total of 76 units, includes 15 studio, one, and two -
bedroom units for persons over 55 years of age in the very low, low and moderate income
categories. The units were created through the City's density bonus program.
The Enclave, which consists of a total of 320 units, includes 64 one, two, and three bedroom
units reserved for very low, low and moderate income households. The units were created
through the City's density bonus program.
The Vineyards, which consists of a total of 260 units, includes 52 one and two bedroom units
reserved for very low, low and moderate income households. The units were created through the
City's density bonus program and the Agency has an option to purchase affordability of an
additional 52 units in the future.
The Carel family has 1 two -bedroom apartment available to lower income residents.
MP
IWO
Monterey Ridge consists of 49 one and two -bedroom apartments. This is a homeownership
project for qualified buyers that do not exceed 200% AMI. Pm
Shadow Hills Estates includes a total of 16 one, two, and three -bedroom apartments available to
residents with moderate incomes.
Palm Desert 103 includes 21 one and two -bedroom units reserved for moderate income
residents.
L&T Development Company on Catalina Way includes 4 one -bedroom units for residents with
low incomes.
Atria Palm Desert, an assisted living facility, includes 5 one -bedroom apartments for residents
with very low incomes.
Bernard on Catalina Way includes 4 studio apartments restricted to low and moderate income
residents.
Legend Gardens is an assisted living facility that includes 4 one -bedroom apartments for
residents with very low and low income levels.
River Run One includes 2 studio apartments for residents with very low and low incomes.
Housing Element
III-28
11111111
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Summary of Affordable Housing Developments
The Housing Authority owns and operates approximately 1,000 multi -family housing units, and
approximately 564 units are owned and operated by third parties. There are an additional 303
ownership units for very low, low and moderate income households.
CONSTRAINTS TO THE DEVELOPMENT OF HOUSING
This section of the Housing Element analyzes the governmental, environmental, physical and
economic constraints associated with the development of housing. These constraints can take
many forms, but generally increase the cost of providing housing, which can have a potentially
significant impact on affordable housing development.
Governmental Constraints
Permit Processing
Palm Desert has historically provided expeditious processing for planning entitlements. The City
encourages the concurrent processing of applications, and can complete the entitlement process
on most projects in three to six months, depending on the approving body and the complexity of
the application.
The City requires tract map review and approval for all single family home tracts and a precise
plan for multi -family projects, both of which can be processed concurrently with any other
permit that might be required. For either, the review process is a simple analysis that assures that
the project's design meets the requirements of the zone in which it occurs. Applications, when
complete, are circulated to other City departments for comments. The project will then be
reviewed by the Architectural Review Committee, and approved by the Planning Commission.
Public notice and mailings are made 10 days prior to a public hearing. The findings needed for
approval of either a tract map or precise plan pertain to the project's consistency with State law;
the General Plan and Zoning Ordinance; public health and safety; and the site's physical ability
to accommodate the project. The average processing time for a typical application is 4 to 6
months, which is generally consistent with most Valley cities, and does not represent a
constraint. Individual single family homes do not require a public hearing, and are approved by
the Planning Department as part of the usual building plan checking process.
The City's processes are not a constraint to the provision of affordable housing.
Application Fees
According to the Rose Institute of State and Local Government at Claremont McKenna College,
in their study published in March 2008, Palm Desert's planning application and permit fees are
the lowest of the Coachella Valley cities, and do not represent a constraint on the provision of
affordable housing. Table III-24, below, illustrates typical permit fees. For example, total typical
fees per unit for a 60 unit subdivision are estimated at approximately $24,893 per unit, most of
which (77%) are impact fees which are not controlled by the City. For example, combined,
school district and TUMF fees ($10,262) represent 41 percent of the total typical fees for a
Housing Element
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RESOLUTION NO. 2013-57
TN/City of Palm Desert
General Plan/Housing Element
hypothetical 60 unit subdivision. The majority of the remaining impact fees are attributed to
water and sewer service which comprises approximately 26% of the total typical fees.
The Rose Institute study does not specifically address multifamily development fees. However,
the fees over which the local city has control, with one exception, are based upon building size or
valuation, which means that they are the same for multifamily dwelling units as they are for
single family homes. Hence, in all but one area, Palm Desert has the lowest fees in the
Coachella Valley for multifamily development. For the remaining development fee --
engineering -- Palm Desert ranks right in the middle, with four Coachella Valley cities charging
less, while Riverside County and three Valley cities charge more. Therefore, the planning
application and permit fees for developing multifamily housing in Palm Desert are competitive
with -- or lower than -- other Valley cities, and these fees do not pose a constraint to
development of affordable housing in Palm Desert.
Typical Permit
Fee Type
Building Permits
Impact Fees
Environmental Fees
Engineering
Planning
Total
Total per Unit
Table III-24
Fees for Housing Developments
Total Typical Fees *
60 Unit 35 Unit
Subdivision Subdivision
$309,975 $180,818
$1,153,596 $677,649
$214 $214
$27,429 $16,854
$2,348 $2,348
$1,493,562 $877,884
$24,893 $25,082
in Palm Desert
72 Unit Apartment
Project
$191,371
$528,090
$276
$39,727
$4,019
$763,483
$10,604
Source: Rose Institute of State and Local Government at Claremont McKenna College, March
2008, City Housing Authority 2013
* See Appendix B for a complete listing of typical fees and City comparison
Table III-25, below, identifies the City's current (2013) Community Development/Planning fees
for processing applications and permits. Although they have increased somewhat over the 2008
rates used in the Rose Institute study above, they are not considered a constraint to the
development of affordable housing in the City.
Table III-25
Community Development/Planning Fee Schedule, 2013
Permit Type
General Plan Amendment/Change of Zone
Architectural Review (single family)
Conditional Use Permit or Precise Plan
Environmental Assessment
Tentative Tract Map
Parcel Map
Source: "Community Development/Planning Fee Schedule,"
City of Palm Desert, June 14, 2012.
Fee I
$2,007
$226
$2,894
$276
$3,308
$1,203 1
Resolution 2012-37,
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
General Plan and Zoning Ordinance Constraints
The residential districts of the Land Use Element allow a broad range of densities for all types of
development. The Low Density Residential category allows 0 to 4 units per acre; the Medium
Density Residential designation allows 4 to 10 units per acre; and the High Density Residential
designation allows 10 to 22 units per acre. The Land Use designations also include a High
Density Overlay, which was specially created for University Park. This overlay has been placed
on all land designated Medium Density Residential in the University Park area. This overlay
allows these lands to be developed at High Density Residential densities.
The City's Zoning designations parallel the General Plan, and include R-1, which allows up to 5
units per acre; the R-2 zone which allows up to 10 units per acre; R-3, which allows 17 units per
acre; and the PR zone, which allows up to 25 units per acre for affordable housing projects.
The Zoning Ordinance also includes density bonus provisions, second unit standards, and a
Senior Housing Overlay, which allows maximum flexibility in density because no density limit
is specified, and each project is evaluated on its merits.
The development standards in the Zoning Ordinance are also not restrictive, as shown in Table
II1-26, below.
Table III-26
Minimum Development Standards
Standard
Units per Acre
Lot Area
Lot Width
Lot Depth
Building Lot Coverage
Common Area
Building Height
Parking Required
1 bdrm
2 or more bdrms
R-1
5
8,000 sq. ft.
70 feet
n/a
35%
N/A
1 story/18 feet
2 spaces/unit
Source: City of Palm Desert Zoning Ordinance
Lot width for project, not per unit.
R-2
10
8,000 sq. Ft
70 feet
100 feet
50%
N/A
22 feet
for Residential Zones
R-3
17
10,000 sq. Ft.
90 feet
100 feet
50%
300 s.f./unit
22 feet
1 space/unit
2 spaces/unit
1 space/unit
2 spaces/unit
PR
18-22
2,500 s.f.
250 feet*
n/a
40%
40%
24 feet
1 space/unit
2 spaces/unit
The City's development standards allow for two story development typical of all desert cities.
Common area requirements in the R-3 and PR zones are also typical of desert cities, and allow
for clustering of units to allow for common area amenities. Even with imposition of the City's
development standards, and assuming a unit size of 1,000 square feet, with two parking spaces
per unit and 40% open space, densities in excess of 22 units per acre could be achieved. The
City's development standards are not a constraint on the development of housing.
The Zoning Ordinance was updated in 2013 to permit the development of emergency shelters
and transitional/supportive housing, as required by law. Emergency shelters are now permitted in
the Service Industrial zone, and transitional and supportive housing is permitted in the R-2 zone
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
with a conditional use permit, and permitted in the R-3 zone. They are subject to only those
restrictions that apply to other residential dwellings of the same type (such as group homes) in
the same zone. In addition, single -room occupancy units are now permitted in the R-3 zone with
a conditional use permit. The definition of "family" has been codified to be consistent with the
HUD definition of family, and there are no concentration requirements anywhere in Zoning
Ordinance. Reasonable accommodation measures have been established in the new Zoning
Ordinance. The revised Zoning Ordinance effectively removes prior constraints to the
development of these facilities. The Table below identifies zoning designations that
accommodate these and other special housing types.
Table III-27
City of Palm Desert
Zoning for Special Housing Types
Housing Type Zoning Where Permitted
Multi -family rental housing R2 permitted use
R3 permitted use
Factory -built housing R-1-M, conditional use
Mobile homes R-1-M, conditional use
Housing for agricultural employees A (Agricultural District), permitted use
Emergency shelters SI permitted use
Transitional & supportive housing R2 conditional use, R3 permitted use
Single -room occupancy units R3, conditional use
Infrastructure Requirements
Most of the City is served by General Plan roads, water and sanitary sewer facilities. Individual
development projects are required to connect to water and sewer facilities, and are also required
to improve roadways in and adjacent to the project. Adjacent roadways must be improved to
their ultimate half width, and include curb, gutter and sidewalk. Roadway standards for local or
neighborhood streets that allow parking on both sides must have a paved width of 40 feet. The
City will also allow deviations to these standards, including the narrowing of streets if on -street
parking is restricted.
Pursuant to SB 1087, the Coachella Valley Water District will be provided the adopted Housing
Element, and will be required to establish specific procedures to grant priority service to
affordable projects. As water and sewer services are installed in most neighborhoods in the City,
the City's water and sewer provider, the Coachella Valley Water District, will not be constrained
in providing services in the City. The Coachella Valley Water District has an approved Urban
Water Management Plan, which was developed based on the City's General Plan build out,
which states that they have sufficient supplies available to meet the City's built out demands.
The District's Cook Street Plant (WRP-10), which provides sanitary sewer treatment for the
City, has a current combined secondary capacity of 18 million gallons per day, and in 2010
processed an annual average daily flow of approximately 10.8 million gallons per day. The
District therefore has more than enough capacity to treat wastewater generated by the City in the
future, including sufficient capacity to accommodate the regional housing need. As referenced in
its 2010 UWMP, CVWD's long-range plans include adding treated and untreated Colorado
Housing Element
III-32
Subdivision Plan Check
SWPPP/NPDES Plan Check
PM10 Plan
'/2 Street Improvement Plan Check
Full Street Improvement Plan Check
Storm Drain Plan Check
Signing and Striping Plan Check
Traffic Signal Plan Check
Faithful Performance Bonds
Labor & Materials Bond
Signalization Impact Fee
Drainage Impact Fee
MSHCP Fee
WQMP Fee
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
River water to its urban water distribution system, and using desalinated agricultural drain water
for irrigation purposes. The City routinely consults and coordinates with CVWD to assure that
services and facilities are adequate to meet the community's needs.
"Dry" utilities in the City include electricity, natural gas, telephone, cable, and solid waste
collection and disposal. Southern California Edison (SCE) provides electricity to most of the
City of Palm Desert. Imperial Irrigation District (IID) provides power to limited portions of the
City, including most of the California State University/San Bernardino (CSSB) Coachella Valley
Campus and the Avondale Country Club. Natural gas services and facilities are provided to the
most of the City by the Southern California Gas Company through regional high-pressure
transmission lines and medium -pressure distribution lines. Development located west of the
Palm Valley Stormwater Channel, parallel to Highway 74, is not connected to the natural gas
system and uses propane gas as an alternative fuel source. Telephone service is provided to the
City by Verizon, and cable television services are provided by Time Warner. Solid waste
collection and disposal is provided by Burrtec Waste & Recycling Services. The City coordinates
with utility and service providers, as necessary, regarding the planning, designing, and siting of
distribution and other facilities to assure the timely and environmentally sensitive expansion of
facilities.
Public Works Fees
Table III-28 depicts the City's Public Works fees, which include those fees associated with site
preparation and infrastructure.
Table 111-28
Public Works Fees
Grading Plan Check (per plan) $853.00 1st 3 acres
$3l0/acre ea. add. acre
$1,628 up to 8 lots; $78/lot each add.
$176.00
$78.00
$891.00/1000 LF
$1,550/1000 LF
$1,550.00/1000 LF
$1,110.00
$1,480.00
100% of Public Improvements + 25%
of Grading Amount
%2 FPB
$50.00/unit
$1,000-$4,000/ac. (based on location)
8-14 d.u./acre $533
14+ d.u./acre $235
$2,000 deposit
Source: "Public Works Engineering Fees," City of Palm Desert, June 20, 2012.
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Because individual projects vary greatly, it is not possible to determine an average cost per unit
based on Public Works fees, however, the limited impact fees charged by the City make it one of
the less costly in the Coachella Valley in which to develop. These fees are not a constraint on the
development of affordable housing.
Building Code Requirements
As with most communities in California, the City has adopted the California Building Code
(CBC), and updates the Code periodically as State-wide updates are developed. Currently
(2012), the City is enforcing the provisions of the 2010 CBC. The City cannot adopt standards
that are less stringent than the CBC. The only local amendments made by the City are
administrative, and relate to the timing of payment of fees. These amendments have no impact
on the provision of affordable housing. Since all communities in the State enforce similar
provisions, the City's CBC requirements are not an undue constraint on the development of
affordable housing.
Building Permit Fees'
The Building Department charges on a per square foot basis for building permit plan checks and
inspections. For single family homes, the architectural and structural charge is $0.72 per square
foot for plan check, and $ 1.14 per square foot for inspection. For multi -family residential units,
the architectural and structural plan check fee is $0.30 per square foot for projects less than
15,000 square feet, and $0.28 per square foot for project of more than 15,000 square feet.
Inspection fees are $0.36 per square foot for the smaller projects, and $0.30 per square foot for
the larger projects. A flat fee of $105 is charged for permit issuance. In all cases, whether single
family or multi -family, additional charges apply for plumbing and electrical inspections.
New Construction Tax
Per Ordinance No. 216, a new construction tax of $0.40 per square foot is charged on all new
construction, including single- and multi -family development. This applies to gross building area
under roof and does not apply to garages, recreation structures, or other accessory structures.
Low Income Housing Mitigation Fee
Per City Resolution 90-130, all commercial development is assessed mitigation fees which are
directed toward low income housing. Fees are paid at the issuance of building permits, according
to the following schedule.
"Building and Safety Fee Schedule," Resolution 2012-37, City of Palm Desert, June 22, 2012.
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Table III-29
Low Income Housing Mitigation Fee Schedule
Type of Development Fee
General Mixed Commercial $1.00 per sq. ft.
Professional Office $0.50 per sq. ft.
Industrial $0.33 sq. ft.
Resort Hotel (major amenities) $1,000 per room
Non -Resort Hotel (limited amenities) $620 per room
Other Development Fees
In addition to the City's fees, residential developers are responsible for the payment of the State
mandated school fees, as well as connection and/or metering fees for public utilities. These fees
vary somewhat from one provider to the next, but since many of the utilities in the Coachella
Valley serve all the cities, the fees are consistent throughout the area.
Policy 6 of this Housing Element allows the City Council to waive fees for affordable housing
projects on a case by case basis.
Code compliance for structural deficiencies or maintenance problems is processed as follows: A
phone call and/or a site visit is made to inspect the reported problem and discuss correction of
deficiencies with the owner. In most instances, this is sufficient to cause the violation to be
corrected by the property owner. If the violation is not corrected, a notice is sent to the owner,
giving the owner 20 days to correct the violation. The City has the ability to directly abate a
violation, if the owner is unwilling or cannot be located. All costs associated with abatement are
billed to the property owner. If the owner is unwilling to pay, a lien is placed on the property.
These procedures are typical of those employed by most cities in California, and do not place an
un-due constraint on the development or maintenance of housing.
Efforts to Remove Governmental Constraints
No governmental constraints have been identified that have a significant adverse impact on
housing development in Palm Desert. The City's permitting process and infrastructure
requirements are comparable to those of other Coachella Valley cities. Although some
application fees have increased somewhat since the last planning period, they remain among the
lowest in the region. General Plan and zoning land use designations allow for all types of
development and a broad range of densities. The City's housing policies and programs have been
reviewed and revised, as necessary, to assure that governmental constraints are minimized.
Economic Constraints
Economic constraints are those associated with the cost of land and construction, and the ability
to finance any housing, ranging from single family homes to larger apartment or condominium
projects. The cost of land varies somewhat from City to City in the Coachella Valley, but the
cost of construction, and the ability of homes and projects to financed, is regional in nature.
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Land and Housing Costs
During the recent economic boom, land costs rose significantly throughout California. The cost
of land has the potential to impact the overall cost of housing. Finished lots in Palm Desert can
cost from $50,000 to over $200,000, depending primarily on location. Infill lots in the southern
portion of the City are most difficult to find, as the City's core is mostly built out.
The cost of single family homes in Palm Desert has been significantly affected by the current
economic downturn. The median cost of existing homes continues to decline, dropping 12% in
two years, from $346,610 in the second quarter of 2010, to $306,656 in the second quarter of
2012. However, the new housing market is showing signs of recovery. The median cost of new
homes increased 59% from $188,875 in the second quarter of 2010, to $301,154 in the second
quarter of 2012.
The 2009-2011 American Community Survey identified that the median rental rate in the City
during this 3-year period was $1,103. In order to update this information to current (2012)
conditions, representative rental rates for non -subsidized apartments were collected, and are
provided in Table III-30, below.
Table III-30
Representative Apartment Market Rental Rates in Palm Desert,
2013
Project Name
The Regent
Desert Fountains
Desert Oasis
The Enclave
The Vineyards
Royal Palms
Unit Size
1 &2Bdrm
Studio, 1 & 2 Bdrm
Studio, 1, 2 & 3 Bdrm
1,2&3Bdrm
1,2&3Bdrm
2 Bdrm
Market
Rental Rate
$930-$3,000
$595-$899
$679-$1,419
$1,025-$1,755
$1,085-$2,150
$895
Construction Costs
Construction costs have been similarly affected by current economic conditions. Single family
construction costs range from $95 to over $200 per square foot (excluding site improvements),
varying based on the size of the home and the materials selected. Multi -family construction costs
generally range from $90 to $150 per square foot.
Financing Costs
The cost of financing can also impact the development community's ability to fund projects. The
current mortgage crisis has made single family loans extremely difficult to secure. Although this
condition is not expected to continue through the entire planning period, the duration of the
current economic downturn could impact the ability of developers to fund and construct
affordable housing in the City.
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Physical Constraints
Age of Housing Stock
The City's housing stock is relatively new. As shown in Table III-19, above, 14,233 existing
housing units in the City are over 30 years old, representing 35% of the housing stock.
Maintenance in the City is not a significant issue, however, and the Redevelopment Agency has
programs in place to assist lower income households with home repairs and improvements.
Condition of Housing Stock
ACS 3-year estimates for 2009-2011 indicate that, of 24,005 occupied housing units in Palm
Desert, 100 (0.4%) lacked complete plumbing facilities, 156 (0.6%) lacked complete kitchen
facilities, and 437 (1.8%) had no telephone service available. Depending on overall conditions,
these units could be considered substandard. However, the Building and Safety Department
reported that no buildings in the City were demolished in 2012 due to unsafe conditions.
As described in the Evaluation section above, 39 households were assisted through the City's
Single -Family Rehabilitation Program and Housing Improvements Program in the period from
2006 to 2011, or an average of 6 units annually. The program was eliminated in FY 2011/12 in
conjunction with the elimination of the Redevelopment Agency. However, as of July 1, 2012, the
City proposes to continue the availability of program funding under the Community
Development Block Grant (CDBG) program as grant assistance to very low, low, and moderate
income homeowners and restricted to emergency housing situations (such as those pertaining to
health, safety, and substandard living conditions).
Environmental Constraints
The City is identified 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 Coachella Valley and California. None of the proposed sites occur
on lands designated as Alquist Priolo Earthquake Fault Zones by the State. There are no active
faults on any of the sites proposed for development of affordable housing units in the City. The
standards required to protect the City's residents from seismic hazards are not considered a
constraint to the provision of housing. There are no other environmental constraints to the
development of housing.
Energy Conservation
In addition to the requirements of Title 24 of the Building Code, the City has enacted additional
energy efficiency requirements, water conserving landscaping requirements, and has a number of
energy conservation programs for residents. Although the cost of installation of energy efficient,
"green" or similar products in a home or apartment may increase the initial cost, the affordable
housing providers who participated in the City's workshops for this Housing Element clearly
indicated that the cost differential was becoming smaller as technologies improved; and that the
long term benefit to the home owners or renters was worth the added initial expense. These
developers implement energy conserving construction to the greatest extent possible in their
projects.
Housing Element
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
HOUSING NEEDS
SPECIAL HOUSING NEEDS
This section of the Housing Element quantifies households with special needs such as
farmworkers, the homeless and the elderly living in the City. These households can have housing
needs which may be more difficult to address, and which require special attention.
Farm Workers
Farm workers are employed in agricultural industries, including livestock, crops, and nursery
products, and typically perform manual and/or hand tool labor to plant, cultivate, harvest, or pack
field crops. The industry is supported by both year-round and seasonal workers who typically
earn low wages, have difficulty obtaining safe and affordable housing, and have limited access to
other services, such as education, transportation, and health care. Seasonal or migrant workers
who travel from their permanent homes to work during harvest periods may live in rooming
houses, finished garages, trailers, or other temporary shelters.
Citrus, melon, vegetable, and nursery stock production is a key component of the Coachella
Valley economy. However, agriculture is focused on the east end of the Coachella Valley,
approximately 10 miles or more to the southeast. The "Coachella Valley Farm Worker Survey"
(2007) prepared by the Riverside County Department of Public Social Services interviewed 525
farm workers in the Coachella Valley and found that 90% of respondents lived in the eastern
valley cities of Mecca, Thermal, Coachella and Indio. Palm Desert's continued urbanization has
eliminated commercial farming in the City, and no agricultural lands are designated in its
General Plan. Between 2009 and 2011, there were 573 persons employed in "agriculture,
forestry, fishing and hunting, and mining" in the City, which constitutes only 2.8% of the City's
civilian employed population 16 years and over. Demand for housing specifically targeted for
farm workers has not been identified.
Homeless
Homeless persons are those in need of temporary or emergency shelter and include a diverse
population of individuals, including seniors, veterans, substance abusers, immigrants, physically
or mentally disabled, and families with children. Homeless individuals may live in vehicles,
encampments, abandoned buildings, outdoors, or homeless or transitional shelters.
The Riverside County Department of Public Social Services completed a homeless count in 2011
for all cities and some unincorporated areas in the County. That effort identified 72 homeless
persons in Palm Desert, including 62 "sheltered" individuals (in emergency shelters or
transitional housing) and 10 "unsheltered" individuals (living on streets or in vehicles,
encampments, storage structures, or other places unfit for human habitation).2 This estimate
represents 0.1 % of the City's total 2010 Census population of 48,445 people. The actual number
of homeless may be higher given that many individuals, particularly women and children, remain
hidden for safety or stay in locations where they cannot be seen. This represents an increase of
89% over the County's 2009 count (38 individuals).
2 Figure 3, "Homeless County & Survey Comprehensive Report," prepared for Riverside County Department of
Public Social Services, 2011.
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The study found that, of all homeless individuals identified in Riverside County (not just Palm
Desert), 55% were over the age of 40, 51 % had been homeless for one year or more, 69% said
they had one or more disabling conditions, and 42% reported they were experiencing substance
abuse issues. The majority (70%) indicated they had been homeless one time in the last 12
months (including the present time).
The City is a participant in the Coachella Valley Association of Governments' (CVAG)
Homelessness Strategic Plan, which built Roy's Desert Resource Center ("Roy's") in the western
Coachella Valley. The facility opened in December 2009 and provides emergency and
transitional shelter and support services for 90 homeless individuals (families and single adults)
for a maximum of 120 days. Among the services provided are living skills, advocacy,
employment assistance, housing placement assistance, child care, and health care services. In
2011, Roy's sheltered 858 individuals, 60% of which were successfully placed into housing.3
The Strategic Plan includes long range goals to establish 225 emergency shelter beds (doubling
the current size), 225 transitional housing units, 200 supportive housing units, and rental
subsidies for 200 units in the western Coachella Valley. The City has committed to funding this
initiative for 10 years, beginning in FY 2009/10, in the amount of $103,000 per year or a total of
$1,023,805.
A number of other organizations provide shelter and services to the homeless throughout the
Coachella Valley. Shelter From the Storm, which operates battered women's shelters in several
cities in the Valley, operates a transitional facility in the City for 20 women and their children.
Desert Horizon is a transitional housing program in the western Coachella Valley that houses up
to 32 individuals in furnished multi -bedroom units and provides them with personal supplies,
food, bus passes, and wide range of supportive services, including employment and housing
placement assistance. Residents are charged 30% of their income based on HUD guidelines.
Desert Vista Permanent Supportive Housing is a HUD -funded program that provides housing
and services to 40 homeless individuals with disabilities. Clients pay up to 30% of their income
based on HUD guidelines.
The City permits homeless shelters in the Service Industrial zone. There are 344.17 acres of
serviced, vacant land in this zone in the City, ranging in size from 1 to 20 acres. The Service
Industrial zone is appropriate for such facilities because these lands are located on transit lines,
near commercial and school sites, and in areas where other governmental services are available.
The City allows transitional and supportive housing in the R-2 zone with a conditional use
permit and by right in the R-3 zone. There are 12.7acres of vacant land in the City for these two
zones. This represents sufficient land to allow for the development of transitional or supportive
housing to meet demand in the City.
3 Roy's Desert Resource Center 2011 Statistics.
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The Elderly
The Coachella Valley has a long-established reputation as a popular retirement destination. In
2010, the City had 15,923 persons over the age of 65, representing 32.9% of the population.
These seniors were in a total of 10,874 households. Home ownership data is shown in the Table
below and indicates that approximately 19% of seniors are renters, and 81 % are homeowners.
Table III-31
City of Palm Desert
Householders 65 Years and Over, by Tenure
Owner -Occupied Renter -Occupied
Housing Units Housing Units
Total, City of Palm Desert 16,254 7,751
Total, Householders 65 Years
& Over 8,776 2,098
Source: 2009-2011 American Community Survey, 3-Year Estimates, S2501.
Total Occupied
Housing Units
24,005
10,874
Special considerations affecting senior households include income limitations, access to health
care and transportation, accommodations for physical disabilities and limitations, and long-term
care concerns. Senior housing needs can include low-income apartments, retirement
communities, independent living centers, assisted living centers, nursing homes, and hospice
care centers.
There are seven senior apartment projects in the City which are owned by the City, providing
380 units for very low, low and moderate income senior households. Nursing care facilities in
the City include the Carlotta, with 192 beds; Manorcare Health Services, with 178 beds; and
Monterey Palms, with 99 beds. Numerous senior communities are located in the City, including
Atria Palm Desert, Atria Hacienda, Segovia, Palm Desert Senior Living, Fountains at the
Carlotta, Legend Gardens, and Hovley Care Services, which provide a range of services
including medical transport, assistance with housekeeping and personal care, hospice and
dementia care, and onsite recreational and social opportunities.
The City's Senior Housing Overlay provides flexible development standards for a variety of
housing for residents age 55 and over, including attached or detached units for sale or rent and
associated recreational facilities.
Persons with Disabilities
This population includes individuals with mental and physical disabilities that may require
affordable housing with convenient access to public transportation and health care services, as
well as structural adaptations to accommodate wheelchairs and other assistive devices. Housing
needs can include independent home environments, homes with special modifications and design
features, supervised apartments, inpatient and outpatient treatment programs, and senior care
facilities. Individuals who are unable to work because of disability may require income support,
and their limited incomes can severely restrict their ability to pay for housing and living
expenses.
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The 2009-2011 ACS identified 7,419 persons in the City with disabilities, of which 4,859 (65%)
were persons over the age of 65. The Table below identifies the number of disabilities, by type,
for Palm Desert residents.
Table III-32
City of Palm Desert
Number of Disabilities, by Disability Type'
Number of Percent of Total
Disabilities Disabilities
Disabilities, ages 0-64
Hearing Difficulty
Vision Difficulty
Cognitive Difficulty
Ambulatory Difficulty
Self -Care Difficulty
Independent Living Difficulty
Total, ages 0-64
Disabilities, ages 65+
580
259
1,004
1,305
599
1,088
4,835
3.8%
1.7%
6.7%
8.7%
4.0%
7.3%
32.2%
Hearing Difficulty 2,240 14.9%
Vision Difficulty 678 4.5%
Cognitive Difficulty 1 961 6.4%
Ambulatory Difficulty 3,188 21.3%
Self -Care Difficulty 1,006 6.7%
Independent Living Difficulty 2,093 14.0%
Total, ages 65+ 10,166 67.8%
TOTAL DISABILITIES,
all age groups: 15,001 100%
1 Represents the number of disabilities, not the number of individuals. One individual may
have one or more disabilities.
Source: S1810, "Disability Characteristics," City of Palm Desert, 2009-2011 American
Community Survey 3-Year Estimates.
Facilities that provide specialized accommodations and services for the disabled are located in
the City and Coachella Valley region, and are identified in the "Elderly" discussion above, and
"Developmentally Disabled" section below. In addition, Desert Vista Permanent Supportive
Housing, a HUD -funded program, provides housing and services to 40 homeless individuals with
disabilities. Clients pay up to 30% of their income based on HUD guidelines.
The California Building Code requires that all new multi -family construction include a
percentage of units accessible to persons with disabilities. The City of Palm Desert Building
Department requires compliance with these standards as part of the Building Permit review and
inspection process. The City's affordable housing projects include units for persons with
disabilities.
The City adheres to State guidelines regarding handicapped access, and promotes the use of
principles of architectural design that aid the disabled. The Americans with Disabilities Act
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requires all new multi -family construction to include a percentage of units accessible to persons
with disabilities. The City monitors and requires compliance with these standards as part of the
building permit review, issuance, and inspection process.
The City imposes no special requirements or prohibitions on the development of housing for
persons with disabilities, beyond the requirements of the Americans with Disabilities Act. There
is no concentration restriction for residential care homes. State and federal law does not permit
the City to regulate group homes of 6 or fewer residents. Group homes of 7 or more residents are
permitted, with approval of a conditional use permit, in the R3 zone. In 2013, the Zoning
Ordinance was amended to increase the opportunities for group homes of 7 or more. The City
revised the ordinance to allow them in the R-1 and R-2 zones, in addition to the R-3 zone. It also
revised the definition of "family" to be consistent with current federal definitions.
Persons with Developmental Disabilities
Per Senate Bill No. 812, the Housing Element must include analysis of the special housing needs
of individuals with developmental disabilities. A developmental disability is defined by Section
4512 of the Welfare and Institutions Code as "a disability that originates before an individual
becomes 18 years old, continues or can be expected to continue indefinitely, and constitutes a
substantial disability for that individual." This includes mental retardation, cerebral palsy,
epilepsy, and autism, as well as disabling conditions found to be closely related to mental
retardation or to require treatment similar to that required for individuals with mental retardation,
but does not include other handicapping conditions that are solely physical in nature. The
Housing Authority estimates that 32 of their units are currently occupied by developmentally
disabled individuals.
The California Department of Developmental Services (DDS) implements a statewide system of
community -based services for people with developmental disabilities and their families. DDS
contracts with the Inland Regional Center in Riverside to provide and coordinate local services in
Riverside County, including the City of Palm Desert. The Table below quantifies the
developmentally disabled population in Palm Desert that is being served by the Inland Regional
Center.
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Table 1II-33
City of Palm Desert
Developmentally Disabled Population
Served by Inland Regional Center
Age Group # of Individuals
0-2 23
3-15 54
16-22 24
23-56 67
57+ 5
Total: 173
Includes individuals in zip codes 92260 and 92211.
Source: Inland Regional Center, November 19, 2012.
Housing needs for individuals with developmentally disabilities can range from traditional
independent living environments, to supervised group quarters, to institutions where medical
care and other services are provided onsite. Important housing considerations for this group
include proximity to public transportation, accessibility of the home and surroundings, access to
medical and other public services, and affordability.
A variety of housing options in the Coachella Valley are provided by local and regional service
agencies, including the following:
• Angel View Crippled Children's Foundation, based in Desert Hot Springs, operates 19 six -
bed group homes for children and young adults with developmental and physical disabilities.
The homes provide 24-hour nursing and/or attendant care and can accommodate 100+
individuals at a time. There are 17 homes in the Coachella Valley, including 12 in Desert Hot
Springs, 4 in Palm Springs, and 1 in Thousand Palms.
• The Inland Regional Center oversees the management of 8 single-family residential facilities
in the Coachella Valley. Each facility houses 4-6 individuals and provides 24/7 staff
supervision. Residents are placed by Inland Regional Center and must meet State -mandated
qualifications.
• Casas San Miguel de Allende in Cathedral City includes 38 apartment units for
developmentally and physically disabled individuals.
• Canyon Springs in Cathedral City is a State developmental center operated by DDS. It
provides residential services, treatment, and job training for up to 63 adults with
developmental disabilities, some of which also have mental health needs. Referrals for
admission are made by the Inland Regional Center. In November 2012, it served 55
individuals.
Other local agencies provide additional support services to the developmentally disabled
population. Desert Arc, based in Palm Desert, provides vocational training and employment to
adult clients with developmental disabilities in the Coachella Valley and Morongo Basin. It
operates on -site businesses at its primary campus in Palm Desert, and two smaller workshop
facilities. Most clients are placed by the Inland Regional Center. Of its ±500 clients, 51 are Palm
Desert residents.
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Through its building permit review and inspection process, the City adheres to the Americans
with Disabilities Act and California Building Code, which require that all multi -family
development include a percentage of units that are accessible and "barrier -free" to disabled
residents. In 2013, the City also amended its Zoning Ordinance to allow group homes of 7 units
or more in the R-2 zones and R-3 zone. The City will continue to coordinate with the Inland
Regional Center and other appropriate agencies and organizations that serve this population. The
City will continue to encourage developers to reserve a portion of affordable housing projects for
the disabled, including those with developmental disabilities, and will continue to identify and
pursue funding sources for special needs housing.
Extremely Low Income Households
Extremely Low Income Households are those which earn less than 30% of the median income in
a region. These households require assistance for decent housing. Currently (2013), there are
more than 37% of the units within the City -owned affordable housing portfolio which are
occupied by extremely low income households. The City has made an extraordinary effort to
accommodate the needs of these households, and will continue to do so in this planning period.
Large Families
Large family households (those with 5 or more people) require larger homes with more
bedrooms and may find it difficult to locate adequate and affordable housing if there is a limited
supply of larger units. The cost of larger homes is typically higher than smaller units, and large
families can experience a higher cost burden associated with housing.
The 2009-2011 ACS indicates there were 978 households with five or more persons in the City,
which constitutes 4.1% of all households. This represents a 7% decrease from year 2000 (1,052
households). ACS also identified a total of 4,232 housing units with 4 or more bedrooms, or
10.5% of all housing units in the City. As shown in Table III-22, only 2.9% of occupied units in
the City have 1.01 or more persons per room and, therefore, are considered "overcrowded." This
suggests that there are generally a sufficient number of larger housing units to accommodate
larger families.
Large, very low income households may find it difficult to find affordable and adequate housing.
According to ACS data for 2009-2011, of the 978 households with 5 or more people in Palm
Desert, 11.7% of them live below the poverty level. The City implements a number of housing
programs to assist with finding adequate housing, including the provision of affordable housing
units, mortgage and home ownership guidance, and home rehabilitation programs.
The stakeholders' workshop conducted in March 2013 in preparation for this Housing Element
update continued to support that local affordable housing providers, including the Coachella
Valley Housing Coalition, are finding that the need for larger units, although not eliminated, has
been reduced in recent years. A drop in the number of children per family, and an attitudinal
change in multi -generational living were theorized to be the reasons for the lower demand for
these units.
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Female -Headed Families
Female -headed households can experience lower incomes, higher living expenses, higher
poverty rates, and low rates of homeownership. Finding adequate and affordable housing is a
high priority. Special considerations for this population include proximity to schools, child care,
employment, and health care.
ACS data from 2009-2011 show there were an estimated 1,848 households with a female
householder (no husband present) in the City. The average household size for female -headed
households was 3.14 persons, larger than the average of 2.02 persons in the City as a whole.
Approximately 55% of female -headed households had children under 18 years of age.
Owner -occupied housing units with a female householder accounted for 6.8% (1,105) of all
owned units in the City, and renter -occupied housing units with a female householder accounted
for 9.6% of all rental units. Of all female householder housing units, 59.8% were owner -
occupied, and 40.2% were renter -occupied.
The City's continued implementation of affordable housing projects, public outreach efforts on
fair housing issues, and efforts to maintain affordability restrictions on affordable units will serve
those female -headed households requiring housing assistance.
Affordable Units at Risk
The Regent Palm Desert apartments, formerly the Sevilla or Saint Tropez apartments, located at
73373 Country Club Drive, include 103 units restricted to low income households. The project is
not age -restricted. This project, privately owned, is at risk of eliminating the affordability
restrictions in 2016. The project received a density bonus in exchange for affordability
covenants. The City has been in discussion with the owner of the project multiple times in an
effort to extend the affordability, but with no success.
Maintenance of the at -risk housing units as affordable will depend largely on market conditions,
the status of HUD renewals of Section 8 contracts, and the attractiveness of financial incentives,
if warranted. The cost to replace the 103 units will vary based on the timing of replacement and
the economic conditions in the region. The Building Industry Association estimates that new
multiple -family projects cost $ 1 25 to $130 per square foot. Using the average square footages of
1,000 square feet, the building replacement cost would be $13.4 million dollars. If the Canterra
Apartments were to be replaced (please see below), the cost would be $4.03 million.
The affordability restriction will also expire for two other housing projects during the 2014-2021
planning period. In 2014, the affordability restriction will expire on 16 units at Shadow Hills
Estates (lots 2, 3, 8, 9, 15-18, and 23-29). In 2019, the affordability restriction will expire on 31
units at Canterra Apartments (Phase I) located at 74401 Hovley Lane East.
Perhaps the most effective means for preserving affordable units at risk of conversion to market
rates units would be the transfer of ownership. A nonprofit housing corporation could purchase
the project, rehabilitate it using Low Income Housing Tax Credits, and then extend the
affordability controls. Qualified entities who could take on these projects include Habitat for
Humanity and the Coachella Valley Housing Coalition. The City could facilitate this effort
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through a reduction in building permit fees, impact fees, or other indirect assistance. However,
because of the elimination of redevelopment, the City will be unable to consider the purchase of
these properties, and will have to rely on third party private sector involvement for the
preservation of these units. Program 6.B addresses the preservation of these units.
Riverside County Income Limits
Income limits for affordability are established annually on a regional basis by the Department of
Housing and Community Development. Table III-34 provides the current (2012) income limits
applicable in Palm Desert. The median household income for a family of four in 2012 is
$63,300.
MO
MO
Table III-34
Riverside County Housing Program Income Limits 2013
Number of Persons in Family
Income Category 1 2 3 4
Extremely Low $14,100 $16,100 $18,100 $20,100
Very low $23,450 $26,800 $30,150 $33,500
Lower $37,550 $42,900 $48,250 $53,600
Moderate $54,600 $62,400 $70,200 $78,000
Median $45,500 $52,000 $58,500 $65,000 we
Source: HUD and HCD
Households Overpaying for Housing
When a household pays more than 30% of its income toward its housing expenses, it is
considered to be over -paying. The 2005-2009 CHAS Databook identifies the following low, very
low, and extremely low income households overpaying for housing:
Household Type
Total Renter Occupied
Total Owner Occupied
Table III-35
Overpayment by Income Level 2005-2009
Low Very Low Extremely
Income Income Low Income
1,435 910 955
1,200 795 1,065
For all income levels, the 2010 Census identifies 5,278 owner households and 4,216 renter
households paying 30% or more for housing, for a total of 9,494 households overpaying for
housing.
Affordability of Housing
In order to determine the level of affordability for market housing in Palm Desert, a comparison
of for -sale and for -rent market housing was undertaken. Table I1I-36 illustrates that the moderate
income household of 4 in Palm Desert is able to find rental housing well within its ability to pay,
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and can afford to buy a median priced home. The Table demonstrates that both purchased and
rental units are affordable to moderate income households in the City.
Table III-36
Affordability of Housing 2010
Type of Housing Cost Ownership Rental
Median Single Family $317,100 N/A
Purchase Price
Median Mortgage Costs $1,894 N/A
(PITI)
Rental Rate N/A $1,103
30% of Moderate $1,950 $1,950
Household Income
Affordability Gap $56 $847
Regional Housing Needs Allocation
The State and Southern California Association of Governments develop housing allocations for
each Housing Element planning period. For the 2014-2021 planning period, Palm Desert's share
of the Regional Housing Needs Allocation (RHNA) is:
Table III-37
RHNA by Income Category, 2014-2021
Units
Extremely Low Income 49
Very Low Income 49
Low Income 67
Moderate Income 76
Above Moderate Income 172
Total Units Needed 413
Quantified Objectives
Table III-38
Quantified Objectives Matrix, 2014-2021
Income Category Extremely Very Low Low Moderate High Total
Low
New Construction 49 49 67 76 172 413
Rehabilitation 10 10 20 0 0 40
Conservation 10 10 20 20 0 60
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RESOLUTION NO. 2013-57 TN/City of Palm Desert
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LAND INVENTORY
The City's Regional Housing Needs Assessment for 2014-2021 estimates that a total of 413
housing units will be built in the City. Of these, 172 are expected to be constructed for those of
above moderate income, and 76 for moderate income households. These units are expected to be
market -driven, and constructed in the single family homes traditionally built in the City. The
remaining 165 housing units are to be provided for those of extremely low, very low and low
incomes.
Land in the southern portion of the City is mostly built out, with only infill development
opportunities available at higher densities. The Land Use Element includes the University Park
area, which is designed to accommodate this higher density.
Table III-38 lists the available vacant lands in the City by Assessor's Parcel Number, provides
the size of each parcel, and the potential number of units that could be developed on that parcel.
These parcels were identified in the previous Housing Element to meet the City's RHNA at the
time. As the RHNA has been reduced, the potential units which could result on these lands far
exceed the City's current RHNA. However, since there has been no construction activity in the
City since adoption of the previous Housing Element, and since these lands remain appropriate
for the development of high density housing, whether at affordable or market rates, the Land
Inventory has not been amended. All the parcels are zoned at densities of up to 22 units per acre,
and with the application of density bonuses and other provisions, could develop at higher
densities than 22 units per acre.
Lands provided in the inventory have been calculated at a density of 15 to 20 units per acre.
Assuming an average unit size of 1,000 square feet, 28 units per acre can be achieved with 2
story buildings, which is the current height limit in the PR zone. This also assumes common area
open space in compliance with Zoning requirements, and surface parking. As this zone allows
building coverage of 40%, there is more than sufficient space to accommodate the density
assumed in the inventory. Further, the density assumptions are conservative compared to
typically built densities in each of the zones. The most recent projects built in the City were
constructed at densities of 25 to 28 units per acre.
The vacant lands in the northern section of the City where most of the City's affordable housing
need is proposed to be met are for sale in the range of $130,000 to $305,000 per acre. At a
density of 15 units per acre, land costs are therefore expected to be between $8,700 and $20,350
per unit. The three most recently completed affordable housing projects in Palm Desert had
construction costs ranging from $136,450 to $211,150 per unit. Construction costs have been
reduced since that time. Therefore, total construction cost in Palm Desert at a typical density of
15 units per acre can be expected to be no more than $147,800 to 233,800 per unit. Projects in
this cost range can be funded, when including HOME funds, tax credit funds or other programs,
and built at a density of 15 units per acre. Most importantly, the affordable housing community
continues to state to City representatives that projects above this range are not marketable,
insofar as more dense projects cannot be built and include the amenities and common areas that
make a project a liveable community for the families who are looking for rental units. The
Coachella Valley Housing Coalition and Palm Desert Development, who attended the City's
workshops, clearly stated that they will not plan projects at densities over 16 units per acre, since
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the higher densities do not allow them to create communities that they can lease, because they
cannot provide the services and amenities that create a healthy living environment.
Assessor's Parcel No.
694-130-017 (D)
694-130-021 (G)
694-130-018 (D)
694-190-008 (H)
694-200-014 (J)
694-130-012 (E)
694-130-003 (F)
685-010-005 (A)
694-310-001 & 005 (B)
694-120-012 (C)
627-273-018
627-273-005
625-171-001
627-121-044
627-121-045
Table III-38
Inventory of Available Vacant Lands
General Size (Acres)
Plan/Zone
R-M, R-HO/PCD 10.21
R-M, R-HO/PR-20 24.16
R-M, R-HO/PR-20 3.48
MU/PR-20 15 of 29.36
R-M, R-HO, 11.46
MU/PR-20
R-M, R-HO/PR-5 33.71
R-M, R-HO/PR-20 18.92
C-R/PR-20 30
C-R/PR-22 10
I-BP/PR-20 10
R-M/R-3 0.3
R-M/R-3 0.3
627-301-022
627-153-007
627-101-033,-038, -039, -002, -017
627-041-010 through 013, -29, 031 - 033
627-051-002
627-031-030
627-052-006
627-052-031
627-052-033
627-084-001
627-084-003
627-182-004
627-182-005
627-182-006
627-351-042
627-351-019
625-224-001
625-126-009
625-061-018
625-021-008
625-031-011
625-032-011
624-241-008
Total Units
R-M/R-3
R-H/R-3
R-H/R-3
R-H/R-3
R-H/R-3
R-M/R-3
R-M/OP* and R-2
R-M/R-2
RM/R-2
R-M/R-2
R-M/R-2
R-M/R-2
R-M/R-2
R-M/R-2
R-M/R-1
R-H/R-1
R-H/R-1
R-M/R-2
R-M/R-1
R-M/R-1
R-H/R-3
R-M/R-1
R-M/R-1
R-M/R-1
R-M/R-1
R-M/R-1
0.3
0.25
0.25
0.31
0.22
1.64
1.20
0.16
0.17
0.17
0.16
0.16
0.22
0.19
0.20
0.20
0.17
0.20
0.17
0.19
0.14
0.15
0.19
2.20
0.21
0.12
Potential
Units
176
200
72
160
194
235
302
432
200
200
7
7
7
6
6
7
5
22
19
2
2
2
2
2
2
2
1
1
1
2
1
1
2
1
1
1
1
1
2,294
Housing Element
III-49
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
As shown in the inventory, approximately 2,294 units could be constructed
currently available for multiple family residential development. In addition
included above.
The following units, their status in the planning and/or construction process,
financing, if known, are described below:
on lands which are
to the vacant lands
and the anticipated
• 31 units at Canterra Phase II: The project is approved, and a Development Agreement is
in place with a private developer. That developer will secure funding. The project is
inactive due to economic conditions.
• 21 units at PD 103: The project developer has secured entitlements. The developer will
secure funding. The project is inactive due to economic conditions.
• 200 units at Dinah Shore and Portola: The property is owned by the City. The City will
consider funding, or a partnership with a private developer or non-profit organization in
the development of the site.
• 72 units at Carlos Ortega Villas: The City has completed the design phase, and bond
funding was issued for this project prior to the elimination of redevelopment. The City is
currently coordinating with the California Department of Finance to maintain bond
funding.
• Sagecrest Apartments: This dilapidated 14-unit property was acquired in 2008 and
deconstructed by RDA during fiscal year 2010/11. Due to the elimination of RDA, the
project has been placed on hold.
• 220 units that will include single family for -sale and multi -family for rent units at Gerald
Ford Drive and Portola: The property is owned by the City which will consider funding,
or a partnership with a private developer or non-profit organization in the development of
the site.
• an additional 52 units at the Vineyards: The units are built market rate apartments. The
Agency has an agreement with the developer to purchase affordability covenants
• 86 units at Key Largo: The property is privately owned. The developer may request City
funding for a part of the project. The project is inactive due to economic conditions.
• 39 units at Frank Sinatra and Cook Street: The property is privately owned. The property
owner will secure financing. The project is inactive due to economic conditions.
• Approximately 302 units at Dinah Shore and 35th Avenue (southeast corner): The
property is privately owned. The property owner will secure financing. The project is
inactive due to economic conditions.
As many of these sites are larger, Program 1.G has been provided to encourage the subdivision
of these sites to facilitate multi -family development.
Housing Element
III-50
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
PUBLIC PARTICIPATION
The City initiated the Housing Element Update process with a joint study session of the Planning
Commission and City Council. The Study Session was noticed on the City's website, and posted
at City Hall. In addition, it was publicized by staff and the Council at public meetings and
hearings prior to the Study Session. The City also held two public input workshops. The first was
geared toward the development community, including affordable housing developers, market
rate developers and others. This workshop was advertised in the Desert Sun, and personal written
invitations were sent to developers who are, or have been active in the community. The second
workshop was geared to residents, and was held in the evening, after working hours, to allow for
maximum participation by working people. The workshop was advertised in the Desert Sun,
posted on the City website's Event Calendar, and announced at public meetings.
The input received at the workshops focused on two issues. From the development community,
the discussion centered on concerns associated with financing, now that Redevelopment funds
have been eliminated. There were also questions about the density and mix of units associated
with specific sites on the Land Inventory, particularly sites in the northern part of the City. At the
residents' workshop, the discussion focused on educating the public present about the Housing
Element and its requirements, and the location of specific sites on the Land Inventory. In
particular, the reconfiguration of site B to accommodate needed regional flood control facilities
was considered a positive improvement in the Land Inventory.
The City will continue to advertise Housing Element hearings in the Desert Sun, and send
notices to local affordable housing developers such as Palm Desert Development and the
Coachella Valley Housing Coalition.
Finally, public hearings were held before the Planning Commission and City Council for the
adoption of the Element, in August and September 2013.
Housing Element
III-51
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
GOALS, POLICIES AND PROGRAMS
Goal 1
A variety of housing types that meet all of the housing needs for all income groups within the
City.
Goal 2
The preservation and maintenance of the high quality of the City's affordable housing supply.
Policy 1
New affordable housing projects shall be encouraged in all areas of the City. Special attention
will be made to distributing the units so that large concentrations of affordable housing in any
one area are avoided.
Program 1.A
The City shall work with affordable housing developers, non-profit agencies and other
stakeholders to implement the following affordable housing projects for extremely low, very
low, low and moderate income households during the planning period. For Carlos Ortega Villas
and Sagecrest Apartments, the Housing Authority shall market these projects to the development
community through direct mail, announcements on the City's web site and Requests for
Proposals, once funding sources have been identified
• 31 units at Canterra Phase II
• 21 units at Palm Desert 103
• 200 units at Dinah Shore and Portola
• 72 units at Carlos Ortega Villas
• 16 units at Sagecrest Apartments
Responsible Agency: Community Development Department and Housing Authority
Schedule: 2014-2021
Program 1.B
The City shall pursue the planning and implementation of the following projects for extremely
low, very low, low and moderate income households during the planning period. The City will
utilize public -private partnerships, grants and third party funding for these projects, and
affordable housing funds if restored by the State Legislature.
• 520 units that will include single family for -sale and multi -family for rent units at Gerald
Ford Drive and Portola
• an additional 52 units at the Vineyards
Responsible Agency: City
Schedule: 2014-2021
Program 1.0
The City shall encourage and facilitate the development by private parties of the following
projects for extremely low, very low, low and moderate income units:
Housing Element
III-52
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
• 432 units at Key Largo
• 194 units at Frank Sinatra and Cook Street
• Approximately 302 units at Dinah Shore and 35th Avenue (southeast corner)
The City shall annually contact the owners/developers of these lands and review with them the
incentives and financing options available through State and federal loan and grant programs,
and local non-profit agencies to assure that all potential financial mechanisms are being
considered for the project(s).
Responsible Agency: City
Schedule: 2014-2021
Program 1.D
The City shall continue to implement the Self Help Housing program when funds are available.
The City will work with agencies such as Habitat for Humanity and Coachella Valley Housing
Coalition to identify funding and the location of these units.
Responsible Agency: City
Schedule: 2016-2018, as funding is identified
Program 1.E
The City shall maintain its inventory of sites zoned for PR-7 and R-3, and shall encourage the
incorporation of extremely low, very low, low and moderate income housing units into these
projects as they are brought forward.
Responsible Agency: Planning Department
Schedule: As project applications are submitted
Program 1.F
The City will encourage further land divisions resulting in parcel sizes that facilitate multifamily
development affordable to lower income households in light of state, federal and local financing
programs (i.e. 50-100 units) as development proposals are brought forward. The City will discuss
incentives available for land divisions (e.g., 2-5 acres) encouraging the development of housing
affordable to lower income households with housing developers as proposals are brought
forward. The City will offer incentives for land division encouraging the development of
affordable housing including, but not limited to:
• priority to processing subdivision maps that include affordable housing units,
• expedited review for the subdivision of larger sites into buildable lots where the
development application can be found consistent with the Specific Plan,
• financial assistance (based on availability of federal, state, local foundations, and private
housing funds).
Responsible Agency: Planning Department
Schedule: As projects are proposed
Policy 2
The City shall encourage the rehabilitation of existing housing units through a variety of
programs.
Housing Element
III-53
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Program 2.A
The City shall fund the Home Improvement Program For single family homes by providing
grants and low interest loans to program participants. The program will be provided to the extent
that funding is available, to up to five households each year.
Responsible Agency: City
Schedule: Annually as funds are available
Policy3
The City shall preserve existing affordable housing units.
Program 3.A
The Housing Authority shall continue to subsidize affordable housing units it owns now and in
the future using operating revenues.
Responsible Agency: Housing Authority
Schedule: Annually in the Housing Authority Budget
Program 3.B
The Housing Authority shall maintain the existing resale restrictions and other subsidies on 303
ownership units if permitted to do so by the Department of Finance.
Responsible Agency: Housing Authority
Schedule: Throughout the planning period, if permitted by the Department of Finance
Program 3.0
The Housing Authority owns approximately 1,000 existing rental housing units and will strive to
maintain its ownership and/or long term affordability of these units by a third party.
Responsible Agency: Housing Authority
Schedule: Annually in the Housing Authority Budget
Program 3.D
The City shall coordinate between affordable housing developers and social service agencies
when new projects are developed to encourage the integration of services such as child care, job
training, vocational education, and similar programs into new affordable housing projects
through direct contact with both parties. For on -site child care, the Agency shall consider
allocation of the City's Childcare Mitigation Fee to new projects which provide the service.
Responsible Agency: Housing Authority, City Manager's Office, Community Development
Department
Schedule: As projects are proposed
Policy 4
The City shall continue to strive to meet the State -mandated special shelter needs of large
families, female headed households, single parent families, senior citizens, and disabled
individuals and families, and shall consider including units for such households in its projects.
Housing Element
III-54
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Program 4.A
The City shall continue to enforce the provisions of the Federal Fair Housing Act. The City shall
continue its referral program to the Fair Housing Council of Riverside County, and shall
maintain information at City Hall and affordable housing complexes.
Responsible Agency: City and Housing Authority
Schedule: Brochures and flyers available at Housing Authority properties, Library, and
apartment managers' offices
Program 4.B
The City shall work with the Senior Center and other appropriate agencies in the housing of
disabled residents.
Responsible Agency: Senior Center
Schedule: Annually through staff training program
Program 4.0
The City shall meet with non-profit developers and other stakeholders annually to establish and
implement a strategy to continue to provide housing affordable to extremely low-income
households. The City shall also consider applying for State and federal funding specifically
targeted for the development of housing affordable to extremely low-income households, such as
CDBG, HOME, Local Housing Trust Fund program and Proposition 1-C funds to the extent
possible. The City shall continue to consider incentives, such as increased densities,
modifications to development standards, priority processing and fee deferrals as part of the
financing package for projects which include extremely low income units.
Responsible Agency: Housing Authority
Schedule: As projects are proposed
Policy 5
The City shall strive to provide shelter for the homeless and persons with disabilities.
Program 5.A
The City shall continue to work with CVAG on a regional solution for homelessness, including
the Multi -Service Center in North Palm Springs, and the beds and services it will provide. (See
discussion on page 28 regarding CVAG's program)
Responsible Agency: City Manager's Office, City Council
Schedule: Annually in the General Fund Budget
Program 5.B
The City will continue to coordinate with the Inland Regional Center, Desert Arc and other
appropriate agencies and organizations that serve the developmentally and physically disabled
population. The City will continue to encourage developers to reserve a portion of affordable
housing projects for the disabled, including those with developmental disabilities. The City will
support funding applications for such projects, and will consider fee waivers and reductions
when these projects are proposed. Housing Authority properties are one of the vehicles available
to encourage rental to developmentally disabled individuals.
Responsible Agency: Planning Department, City Council
Schedule: As projects are proposed
Housing Element
III-55
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Program 5.0
The City shall encourage local organizations, such as the Coachella Valley Rescue Mission,
Martha's Village and Catholic Charities, to apply to the City for the award of CDBG funds for
homeless services.
Responsible Agency: City Manager's Office
Schedule: Annually with CDBG funding cycle
Policy 6
The City shall continue to utilize restrictions, applicant screenings, and other appropriate
mechanisms established as conditions of approval in order to preserve affordable for sale
housing units for the long term.
Program 6.A
The City shall keep in regular contact with the Riverside County Housing Authority to ensure
that Section 8 housing assistance within the City is actively pursued. At least 30 households
should be assisted every year.
Responsible Agency: City
Schedule: Annually with annual compliance plan review
Program 6.B
The City shall continue to work with affordable housing organizations to preserve the
affordability of the Regent Palm Desert, Shadow Hills Estates and Cantera Phase I , which will
be at risk of losing their affordability restrictions during the planning period. The City will
coordinate with private development and management companies to promote the preservation of
these units; and may cooperate through state and federal program funding for third party
ownership, and other means to assure the long term affordability of the project.
Responsible Agency: City
Schedule: Annually as the projects' affordability restrictions are at risk
Policy 8
The City Council shall consider, as an additional incentive, the reduction, subsidizing or
deferring of development fees to facilitate the development of affordable housing.
Policy 9
The City shall continue to address the needs of the senior population in development of housing.
Program 9.A
The City shall maintain the Senior Housing Overlay District and the Second Unit Housing
standards in the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: Annually review with state General Plan report
Program 9.B
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Community Development Department
Schedule: As projects are proposed
Housing Element
III-56
RESOLUTION NO. 2013-57 TNICity of Palm Desert
General Plan/Housing Element
Policy 10
The City shall implement the State's density bonus law.
Policy 11
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Policy 12
Encourage energy conservation through the implementation of new technologies, passive solar
site planning and enforcement of building codes. Please also see the Energy and Mineral
Resources Element.
Program 13.A
The City shall maintain an Energy Conservation Ordinance which mandates conservation in new
construction beyond the requirements of the California Building Code.
Responsible Agency: Planning Department
Schedule: Annual review with state General Plan report
Program 13.B
The City shall encourage Green Building techniques, recycling in demolition, and the use of
recycled, repurposed and reused materials in all new affordable housing projects to the greatest
extent possible.
Responsible Agency: Planning Department, Building Department, Public Works Department
Schedule: As projects are proposed
Housing Element
III-57
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Appendix A
Land Inventory Aerials
Housing Element
III-58
NM
Inn
IMP
MO
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Appendix B
Residential Development Fees
(Excerpted from the Rose Institute Study, 2008)
Housing Element
III-60
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Palm Desert
Building Valuation
1 House - includes A/C (sa.ft.l
IGarage (so.ft.)
House
Total Valuation
Buildia Permit
Building Permit Plan Check
Building Permit Fee
Mechanical
Electrical
Plumbing
SMI P
Microfilm Fees
Job Valuation Fee
Total
Impact Fees
School District Fee -. .
TUMF ,.
Parks and Recreations Fee '
Art in Public Places Fee
Corptruction Tax
Sanitation Capacity Charge ( Sewer)
Water Meter Connection
Water System Backup Fac. Charge
Drainage Fee'
Signalization Fee
Total
Environmental
IEnvironmentai Assessments
[County Filing Fee
Total
Engineering
Final Map
Grading Permit Fees
Grading Plan Check
Street Improvements Inspection
Street Improvements Plan Check
Total
2007 Data
2500 x 575.00
400 x S25.00
60-unit subdivision 1
Total
Per Unit Subdivision
I f1.250.000.001
S 0.000.00f 1
1 $600,000.001
S197,500.00 S11,850,000.00
35-unit subdivision 1
Total
Per Unit Subdivision
S187,500.00I S6,,562.500.001
$10.000.00 $350,000.00
$197,500.00 S6,912,500.00
2005 Data
2500 x $75,05
400 x $25.00
35-unit subdivision 1
Total
Per Unit Subdivisioe
S 187,625.00I 56,566,875.001
810,000.00 S350.000.00
5197,625.00 369164175,00
11,883.00 ;112,980.00 81,883.00 $65,905.00 8585.00 $20.475.00
53,154.00� 3189.240.00 33.154.00 3110,390.00 8971.001 833,985.00
1 80.00 $0.00 $0.00 50.00 3S67.001 32`345.00
I $0.00 50.001 $0.00 80.00 $119.50 ;4,182S0
S0.00 $0.001 $O.00I S0.00 S85.501 S2,992.50
1 $19.75 S1,185.001 SI9.75 $691.251 819.76 5691.60
1 ;60.00 53.600.001 360.00 52.100.001 $60.00I $2.100.00
I S49.50 12.970.001 $49.50 S1,732.501 ;42.501 $1,732.50
S5,166.25 3309,975,00 $5,166.25 5180,818.75 $1,957.26 S68,504.10
$8,425.00 S505,500.00 ;8,425.00 $294.875.00 S5,600.00 $196,000.00
$1,837.44 $110,246.40 ;1,837.44 364,310.40 5794.3I S27,800.85
51,611.75 $96,705.00 $1,627.50 $56,962.50 S3,038.00 S106.330.00
5493.75 S29.625.00 $493.75 $17,281.25 5494.06 $17,292.10
S 125.00 $7,.500.00 ; I25.00 $4.375.00 $1,000.00 S35.000.00
S3,517.00 5211.020.00 S3, I7.00 S123.095.00 S3,517.00 $123.095.00
5370.00 522,200.001 S370.00 S12,950.00 $370.001 $12.950.00
52,630.00 S 157.800.001 S2,630.001 ;9/050.00 52,630.001 592,050.00
$166.671 S10.000.00I $285.711 510,000.00 51.142.861 $40.000.00
S50.001 53,000.001 $50.001 S 1,750.00 S50.001 31.750.00
519,226.61 51,153,596.40 S19,361.40 S677,649.15 S18,636.23 $652,267.95
31.43.100.001
;2.501
$
150.001 S64.001 $1.83I ff S64.001 31.831
f1 564.001
53.57 3214.00 $6.11 S214.00 333.26 51,164.00
S82.97 $4,978.00 593.66 S3,278.00 $14.29 S500.00
53.75 ;225.00 S6.43 3225.00 55.69 S199.00
$93.43 35,606.00 . S 104.46 53,656.00 574.74 52.616.00
5174.00 S 10.440.00 S 174.00 56.090.00 S 160.00 $5.600.00
S103.00 $6.180.00 $103.00 33,605.00 $80.00 S2.800.00
S457.15 527,429.00 S481.54 S16,854.00 $334.71 511,715.00
Housing Element
III-61
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
Planning
(Tentative Tract bfan
(Zone Change (Amendment)
'General Plan Amendment
1Architectural Review
Total
Fees Total
Total Fees Per Unit
2007 Data
60-unit snbdh.islon
Total
Per Unit Subdivision
35-unil subdivision 1
Total
Per Unit Subdivision
$15.831 .1950.00I S27.141 S950.00
NA - Hat Been Combined with General Plan Amendment
S20.501 S1.230.001 S35.141 $1,230.00
$2.801 5$168.001 $4.801 S168.00
S39.13 52,348.00 567.09 S2,348.00
S1,493,562.40 S877,883.90
S24,892.71 S25,082.40
2005 Data
35-unit subdivision 1
Total
Per Unit Subdivision
517.26 5604.001
59.29 S325.00
$45.31 51,586.00I
52.94 $103.001
574.80 52,618.00
5736,269.05
521,036.26
'There are several drainage fees depending on location of development. The $1.000 per acre fee used in 2007 is for the area between
Sand Ridge and 1-10. (This is different from the 54,000 per acre fee used in 2005.)
Housing Element
III-62
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
On:
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Housing Element
111-63
RESOLUTION NO. 2013-57
Project title:
1.
Ten -a Nova/City of Palm Desert
General Plan Amendment GPA 12-361
CITY OF PALM DESERT
CEQA Environmental Checklist
Housing Element Update, Land Use Element
Amendment consistent with SB 244, Case Number
GPA 12-361
CEQA Lead agency name and address: City of Palm Desert
2. 75-510 Fred Waring Drive
Palm Desert, CA 92260
Contact persons and phone number:
3.
4. Project location: City-wide
Project sponsor's name and address:
5.
6. General Plan Designation: All
8.
City of Palm Desert
Tony Bagato, Principal Planner
(760) 346-0611
City of Palm Desert
75-510 Fred Waring Drive
Palm Desert, CA 92260
7.
Zoning: All
Description of Project: (Describe the whole action involved, including but not limited to later phases of
the project, and any secondary, support, or off -site features necessary for its implementation.)
The Housing Element is one of the mandated Elements of the General Plan. It considers
the future needs for housing in the City, with a particular focus on affordable housing, and
housing for special needs households, including the elderly, disabled persons, large
families, single parent households and the homeless. It also provides the City's decision
makers with Goals, Policies and Programs intended to facilitate the development of
housing to meet these needs. The State has established a mandatory update schedule for
Housing Elements, which the City is complying with. The period from 2014-2021 is being
addressed in this Update.
This Update consists primarily of statistical updates (particularly relating to updating the
2000 Census information in the Element to 2010 Census information), and reassessing
housing needs based on these changes in demographics. No significant change in policy is
proposed, nor are the sites identified for future housing being amended.
In addition, the City is required, under the provisions of SB 244, as amended, to consider
what public infrastructure, including but not limited to water and sewer services, are
currently available in Disadvantaged Unincorporated Communities (DUC) in its Sphere of
Influence. There are no DUCs in the City's Sphere, and therefore no analysis is required.
However, the Land Use Element will be modified to so state.
-1-
RESOLUTION NO. 2013-57
Terra Nova/City of Palm Desert.
General Plan Amendment GPA 12-361
9. Surrounding land uses/zoning and setting:
Not applicable. The Housing Element applies to all lands throughout the City.
10.
Other public agencies whose approval is or may be required (e.g., permits, financing approval,
or participation agreement.)
None.
Summary of CEQA Findings
The Housing Element will have no direct impact on the environment. Adoption of the Housing Element
will not result in the development of housing. In the future, when housing projects are proposed, the City
will review each of these projects to address environmental issues associated with the particular project.
Because housing could occur throughout the City, the specific conditions at any one project site will
differ significantly from another, and site -specific analysis is appropriate. The adoption of the Housing
Element will not result in the development of more units than planned for or analyzed in the General
Plan.
Purpose of this Initial Study
This Initial Study has been prepared in conformance with Section 15063 and other applicable sections of
the CEQA Guidelines, to determine if the project, as proposed, may have a significant effect upon the
environment. Based upon the findings contained within this report, the Initial Study will be used in
support of the preparation of a Negative Declaration.
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RESOLUTION NO. 2013-57
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
Biological Resources
Hazards & Hazardous
Materials
Mineral Resources
Public Services
Utilities/Service Systems
Agriculture Resources
Cultural Resources
Hydrology/Water
Quality
Noise
Recreation
Air Quality
Geology/Soils
Land Use/Planning
Population/Housing
Transportation/Traffic
Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation:
X I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent. A MITIGATED NEGATIVE
DECLARATION will be prepared.
1 find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR
or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided
or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions
or mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature Date
-3-
RESOLUTION NO. 2013-57
EVALUATION OF ENVIRONMENTAL IMPACTS:
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
1) A brief explanation is required for all answers except "No Impact" answers that are adequatelyam
supported by the information sources a lead agency cites in the parentheses following each ems
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based
on project -specific factors as well as general standards (e.g., the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -site,
cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact"
to a "Less Than Significant Impact." The lead agency must describe the mitigation measures,
and briefly explain how they reduce the effect to a less than significant level
5) Earlier analyses may be used where, pursuant to the tiring, program EIR or EIS, or other CEQA
or NEPA process, an effect has been adequately analyzed in an earlier EIR or EIS or negative
declaration or FONSI. Section 15063(c)(3)(D). In this case, a brief discussion should identify ma
the following:
a) Earlier Analysis Used. Identify and state where they are available for review. um
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to
applicable legal standards, and state whether such effects were addressed by mitigation
measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures, which were incorporated or
refined from the earlier document and the extent to which they address site -specific
conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where
the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
am
b) the mitigation measure identified, if any, to reduce the impact to less than significance
IMO
-4-
RESOLUTION NO. 2013-57
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a
scenic vista?
b) Substantially damage scenic
resources, including, but not limited to,
trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) Substantially degrade the existing
visual character or quality of the site and
its surroundings?
d) Create a new source of substantial
light or glare, which would adversely
affect day or nighttime views in the area?
Sources: Palm Desert General Plan and EIR; Palm Desert Zoning Ordinance, 2004; Housing Element
Update.
The General Plan Amendment will have no impact on aesthetics, scenic vistas or light and glare. The
eventual development of individual housing projects will be reviewed on a case -by -case basis, but the
City's building height limits and the policies of the General Plan prevent the construction of large
buildings that block vistas. No impact is expected
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
X
X
X
X
-5-
RESOLUTION NO. 2013-57
II. AGRICULTURE RESOURCES:
Would the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agri-
cultural use, or a Williamson Act contract?
c) Involve other changes in the existing
environment, which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use?
Sources: Palm Desert General Plan and EIR.
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
X
X
X
There are no lands in agriculture in the City, nor are there agriculturally designated lands, Williamson
Act contracts or other land use controls relating to agriculture. There will be no impact to agricultural
resources.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-6-
RESOLUTION NO. 2013-57
III. AIR QUALITY: Would the project:
a) Conflict with or obstruct implement-
ation of the applicable air quality plan?
b) Violate any air quality standard or
contribute substantially to an existing or
projected air quality violation?
c) Result in a cumulatively considerable
net increase of any criteria pollutant for
which the project region is non -attain-
ment under an applicable federal or state
ambient air quality standard (including
re -leasing emissions, which exceed
quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to
substantial pollutant concentrations?
e) Create objectionable odors affecting a
substantial number of people?
0 Generate greenhouse gas emissions
either directly or indirectly, that may
have a significant impact on the
environment?
g) Conflict with an applicable plan,
policy or regulation adopted for the
purpose of reducing the emissions of
greenhouse gases?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
X
X
X
X
X
X
X
Sources: Palm Desert General Plan and Environmental Impact Report; South Coast Air Quality
Management District CEQA Handbook, 1993; Coachella Valley State Implementation Plan for PM10,
Air Quality Management Plan; Housing Element Update.
The Housing Element will have no impact on air quality or greenhouse gas emissions. The document is
a policy document and will not generate any construction or development. When individual properties
are proposed for housing development, the City will undertake CEQA review, and assess potential
impacts for each project.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-7-
RESOLUTION NO. 2013-57
IV. BIOLOGICAL RESOURCES --
Would the project:
a) Have a substantial adverse effect, either
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special status species in local
or regional plans, policies, or regulations,
or by the California Department of Fish
and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, and regulations or by the
California Department of Fish and Game
or US Fish and Wildlife Service?
c) Have a substantial adverse effect on
federally protected wetlands as defined by
Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption,
or other means?
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or
other approved local, regional, or state
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
X
X
X
X
X
X
-8-
RESOLUTION NO. 2013-57
Ihabitat conservation plan?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Sources: Palm Desert General Plan and Environmental Impact Report and Coachella Valley Multiple
Species Habitat Conservation Plan and EIR/EIS, 2007.
The adoption of the General Plan Amendment will have no impact on biological resources. There are no
wetlands or riparian habitats on lands that are part of the City's affordable housing inventory, nor on
lands designated for housing in general. The City participates in the Coachella Valley Multiple Species
Habitat Conservation Plan, and no conservation lands are identified on lands identified for conservation.
The City will require, when appropriate, the preparation of biological resource studies for individual
housing projects as they are proposed in the future, and will implement mitigation measures if necessary
to protect species not included in the Habitat Conservation Plan.
Mitigation Measures
None required
Mitigation Monitoring and Report
None required
-9-
RESOLUTION NO. 2013-57
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
V. CULTURAL RESOURCES --
Would the project:
a) Cause a substantial adverse change in
the significance of a historical resource
as defined in 15064.5?
b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including
those interred outside of formal
cemeteries?
Sources: Palm Desert General Plan and Environmental Impact Report.
X
X
X
X
The adoption of the General Plan Amendment will have no impact on cultural resources. As individual
projects are proposed in the future, the City will require the preparation of cultural resource studies for
these parcels, to identify resources. There are no historic structures on lands identified in the affordable
housing inventory, nor as historic structures known to occur on other lands identified for housing in the
future.
The City occurs outside the boundary of ancient Lake Cahuilla, the primary location for paleontological
resources in the Coachella Valley. No other paleontological resource areas have been identified in the
City, as the soils in the area are Aeolian and recently deposited.
There are no known burial sites or cemeteries on lands designated for housing. The City will require
future projects to abide by California law, should human remains be identified on a site being prepared
for housing development.
Overall, no impact is expected.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-10-
RESOLUTION NO. 2013-57
VI. GEOLOGY AND SOILS —
Would the project:
a) Expose people or structures to
potential substantial adverse effects,
including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake fault,
as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area
or based on other substantial evidence of
a known fault?
ii) Strong seismic ground shaking?
iii) Seismic -related ground failure,
including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or
the loss of topsoil?
d) Be located on expansive soil, as
defined in Table 18-1-B of the Uniform
Building Code, creating substantial risks
to life or property?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
X
X
X
X
X
X
X
X
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
Sources: Palm Desert General Plan and Environmental Impact Report; "Soils Survey of Riverside
County, California, Coachella Valley Area," U.S. Soil Conservation Service, September 1980.
The adoption of the General Plan Amendment will have no impact on geology. There are no Alquist
Priolo hazard zones on lands identified for housing. The entire City will, however, be subject to
significant ground shaking in the event of an earthquake. To mitigate for this potential impact, the City
enforces the most stringent building requirements for earthquake prone areas.
-11-
RESOLUTION NO. 2013-57
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Housing is not proposed in areas subject to landslides. The City will impose PM10 management and
NPDES standards on all development in the future, which will mitigate for potential soil erosion,
whether from wind or flooding hazards.
In general, soils in the City are not expansive. As individual projects are proposed, site specific soils
studies will be required to identify all soil conditions on a particular site, and mitigation measures will
be implemented should they be necessary.
New development of any kind in the City is required to connect to sanitary sewer services provided by
the CVWD. No impacts associated with septic tanks are expected.
Mitigation Measures
None required
Mitigation Monitoring and Reporting
None required.
-12-
RESOLUTION NO. 2013-57
VII. HAZARDS AND HAZARDOUS
MATERIALS --Would the project:
a) Create a significant hazard to the public or
the environment through the routine transport,
use, or disposal of hazardous materials?
b) Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous materials
into the environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one -quarter mile
of an existing or proposed school?
d) Be located on a site which is included on a
list of hazardous materials sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport
or public use airport, would the project result
in a safety hazard for people residing or
working in the area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety
hazard for people residing or working in the
project area?
g) Impair implementation of or physically
interfere with an adopted emergency response
or evacuation plan?
h) Expose people or structures to a significant
risk of loss, injury or death involving wildland
fires, including where wildlands are adjacent
to urbanized areas or where residences are
intermixed with wildlands?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
X
X
X
X
X
X
X
X
Sources: Palm Desert General Plan and Environmental Impact Report.
-13-
RESOLUTION NO. 2013-57
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
The adoption of the General Plan Amendment will not impact hazards or hazardous materials. Future
housing development will be required to consider potential impacts as part of the CEQA process, but
these potential impacts are likely to be negligible, since housing development does not generate
significant use, storage or transport of hazardous materials.
The sites proposed for affordable housing or housing in general do not occur on sites identified by the
State as having previously had hazardous materials issues.
A number of schools occur in the City, including adjacent to or near lands designated for housing.
However, as previously stated, housing development does not generate hazardous materials.
The Bermuda Dunes Airport occurs immediately east of the City's corporate boundary. This airport is a
general aviation airport, and implements all required federal, State and local safety requirements. No
future housing is proposed adjacent to the airport. No impacts are expected.
Housing projects will occur on the City's existing street system, which is already developed. No impact
to emergency access or evacuation routes is anticipated.
Lands designated for housing are located on the Valley floor, and do not occur in areas subject to
wildland fires.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-14-
RESOLUTION NO. 2013-57
VIII. HYDROLOGY AND WATER
QUALITY -- Would the project:
a) Violate any water quality standards or
waste discharge requirements?
b) Substantially deplete groundwater
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume or
a lowering of the local groundwater table
level (e.g., the production rate of pre-
existing nearby wells would drop to a
level which would not support existing
land uses or planned uses for which
permits have been granted)?
c) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river, in a manner resulting in
substantial erosion/siltation on- or off -site?
d) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river, or substantially increase
the rate or amount of surface runoff in a
manner that would result in flooding on -
or off -site?
e) Create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff?
f) Place housing within a 100-year flood
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance Rate
Map or other flood hazard delineation
map?
g) Place within a 100-year flood hazard
area structures, which would impede or
redirect flood flows?
Sources: Palm Desert General Plan and EIR.
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
X
X
X
X
X
The adoption of the General Plan Amendment will have no impact on water resources. The City's
-15-
RESOLUTION NO. 2013-57
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
domestic water is supplied by the CVWD. The City and District implement all water pollution standards
required to assure that water sources are not contaminated, either during construction or operation.
Future housing developments will be reviewed under CEQA to assure that they meet these standards.
The City requires that new development retain storm water flows on site, or drain to an approved stream.
All future housing projects will be required to comply with City requirements, including NPDES
standards, which require the preparation of water quality management plans, pollution prevention plans
and hydrology studies. These requirements will include the implementation of best practices to ensure
compliance with local and federal standards.
In general, housing sites in the City are not located in the 100 year flood zones. Should such a project be
proposed, the City would require that the project be removed from the flood zone as part of the
development process.
Overall, no impacts are expected.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-16-
RESOLUTION NO. 2013-57
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
community?
b) Conflict with any applicable land use
plan, policy, or regulation of an agency
with jurisdiction over the project
(including, but not limited to the general
plan, specific plan, local coastal
program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating
an environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural community
conservation plan?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
X
X
X
Sources: Palm Desert General Plan, and Palm Desert Zoning Ordinance.
The adoption of the General Plan Amendment will have no impact on land use. All the sites identified in
the Housing Element Update for affordable housing are designated for such use, and these designations
are consistent with the Land Use Element of the General Plan.
The City's Zoning Ordinance includes provisions for all densities of housing, and these development
standards will be imposed as projects are proposed.
The lands identified in the Housing Element Update are vacant, and their development will therefore not
impact an established community.
The City participates in the implementation of the Multiple Species Habitat Conservation Plan, and will
impose its requirements on future housing projects as required.
Overall, no impacts are expected.
Mitigation Measures
No mitigation measures required.
Mitigation Monitoring and Reporting
No mitigation monitoring or reporting required.
-17-
RESOLUTION NO. 2013-57
X. MINERAL RESOURCES -- Would
the project:
a) Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of
the state?
b) Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ SIgnificant Impact
Impact Mitigation Impact
X
X
Sources: Palm Desert General Plan and Environmental Impact Report; Mineral Land Classification:
Aggregate Materials in the Palm Springs Production -Consumption Region, prepared by the California
Department of Conservation Division of Mines and Geology, 1988.
The adoption and implementation of the Housing Element will have no impact on mineral resources. No
active mining occurs in the City, nor are any such sites proposed. None of the sites identified for housing
in the Update occur on lands designated for mineral resource extraction.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-18-
RESOLUTION NO. 2013-57
XI. NOISE Would the project result in:
a) Exposure of persons to or generation
of noise levels in excess of standards
established in the local general plan or
noise ordinance, or applicable standards
of other agencies?
b) Exposure of persons to or generation
of excessive groundborne vibration or
groundborne noise levels?
c) A substantial permanent increase in
ambient noise levels in the project
vicinity above levels existing without the
project?
d) A substantial temporary or periodic
increase in ambient noise levels in the
project vicinity above levels existing
without the project?
e) For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project expose people residing
or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a
private airstrip, would the project expose
people residing or working in the project
area to excessive noise levels?
Sources: Palm Desert General Plan and EIR.
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
X
X
X
X
X
X
The adoption of the General Plan Amendment will have no impact on noise. The future development of
housing will be required to study noise issues as part of the CEQA and building permit processes. The
City will require the preparation of site specific noise studies to assess impacts from roadway and
railroad noise, as appropriate.
-19-
RESOLUTION NO. 2013-57
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
The construction of housing projects in the future will likely create temporary noise sources. The City's
Municipal Code, however, imposes noise standards, and limits construction hours to the less sensitive
day time hours. Individual projects will be reviewed under CEQA to determine whether their
construction impacts will impact neighboring development.
Bermuda Dunes Airport occurs immediately east of the City. The noise contours for the airport are
clearly defined, and it is unlikely that housing will occur in these areas, because the City is built out
along its eastern boundary.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting Program
None required.
RESOLUTION NO. 2013-57
XII. POPULATION AND HOUSING
— Would the project:
a) Induce substantial population growth
in an area, either directly (for example,
by proposing new homes and businesses)
or indirectly (for example, through
extension of roads or other
infrastructure)?
b) Displace substantial numbers of
existing housing, necessitating the
construction of replacement housing
elsewhere?
c) Displace substantial numbers of
people, necessitating the construction of
replacement housing elsewhere?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
X
X
X
Sources: Palm Desert General Plan and Draft Environmental Impact Report.
The adoption of the General Plan Amendment will have no impact on population or housing. The
Element focuses on the facilitation of housing development, but creates no immediate need for housing.
The provisions of the Element will be implemented as growth and demand for housing occur, but will
not induce any such growth.
The lands identified in the affordable housing inventory are vacant, and their development will not
displace people or structures.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-21-
RESOLUTION NO. 2013-57
XIII. PUBLIC SERVICES
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically
altered governmental facilities, need for
new or physically altered governmental
facilities, the construction of which could
cause significant environmental impacts,
in order to maintain acceptable service
ratios, response times or other perform-
ance objectives for any of the public
services:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ SIgnificant Impact
Impact Mitigation Impact
X
X
X
X
X
Sources: Palm Desert General Plan and Environmental Impact Report.
The adoption of the Housing Element will have no impact on public services. Housing projects proposed
in the future will be assessed under CEQA, to determine whether they will impact public services. Since
housing development sites are located in the urban areas of the City, no significant impacts are likely.
Projects in the future will be required to pay development impact fees, which are designed to support the
expansion of public services.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-22-
RESOLUTION NO. 2013-57
XIV. RECREATION --
a) Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities,
which might have an adverse physical
effect on the environment?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
X
X
Sources: Project description/site plans; and Palm Desert General Plan and Environmental Impact
Report.
The adoption of the General Plan Amendment will have no impact on recreation. Housing projects in the
future will be assessed Quimby fees, and will pay development impact fees, which are designed to cover
the additional costs associated with providing recreational services. These issues will be reviewed under
CEQA as individual projects are proposed.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-23-
RESOLUTION NO. 2013-57
XV. TRANSPORTATION/TRAFFIC
-- Would the project:
a) Cause an increase in traffic, which is
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed, either individually or
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways?
c) Result in a change in air traffic
patterns, including either an increase in
traffic levels or a change in location that
results in substantial safety risks?
d) Substantially increase hazards due to a
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)?
e) Result in inadequate emergency
access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans,
or programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
Sources: Palm Desert Zoning Ordinance, Palm Desert General Plan and EIR.
X
X
X
X
X
X
X
The adoption of the General Plan Amendment will have no impact on transportation. The development
of future housing projects in the City will be reviewed under CEQA, and traffic impacts will be an
integral part of this review. The City will require the preparation of traffic impact studies, and the
mitigation of any impacts identified in these studies. Further, the proposed projects will be required to
comply with City standards relating to roadway improvements, parking and emergency access, either
through CEQA or through conditions of approval.
The sites identified for housing in the future occur on the City's established street system, and will not
interfere with that street system. Most of the identified sites occur on or near transit routes, and will
-24-
RESOLUTION NO, 2013-57
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
therefore not impact alternative transportation systems.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-25-
RESOLUTION NO. 2013-57
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
XVI. UTILITIES AND SERVICE
SYSTEMS
Would the project:
a) Exceed wastewater treatment
requirements of the applicable Regional
Water Quality Control Board?
b) Require or result in the construction of
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
d) Have sufficient water supplies
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed?
e) Result in a determination by the
wastewater treatment provider that
serves or may serve the project that it has
adequate capacity to serve the project's
projected demand in addition to the
provider's existing commitments?
f) Be served by a landfill with sufficient
permitted capacity to accommodate the
project's solid waste disposal needs?
g) Comply with federal, state, & local
solid waste statutes and regulations?
Sources: Palm Desert General Plan and Draft Environmental Impact Report
X
X
X
X
X
X
The adoption of the General Plan Amendment will have no impact on utilities. The development of
housing in the future will consider utilities as part of the CEQA and entitlement process. The provision
of domestic water and sanitary sewer has been analyzed by the CVWD as part of their long range
planning, using the City's General Plan land uses as a basis for planning. Since the sites identified for
housing are consistent with the General Plan Land Use Map, and CVWD has sufficient capacity, or can
expand services to accommodate development, no impact is expected. The City contracts for solid waste
hauling services. Burrtec's contract is based on a per unit cost, which will be charged to future
-26-
RESOLUTION NO. 2013-57
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
residential customers for service. The landfills in the region currently have sufficient capacity to
accommodate future development. All future projects will be required to analyze demand and capacity
for solid waste disposal as part of the CEQA process.
Overall, no impacts are anticipated.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-27-
RESOLUTION NO. 2013-57
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE --
a) Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or
wildlife population to drop below self-
sustaining levels, threaten to eliminate a
plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
b) Does the project have the potential to
achieve short-term, to the disadvantage
of long-term environmental goals?
c) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively consider-
able" means that the incremental effects
of a project are considerable when
viewed in connection with the effects of
past projects, the effects of other current
projects, and the effects of probable
future projects)?
Terra Nova/City of Palm Desert
General Plan Amendment GPA 12-361
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
d) Does the project have environmental
effects, which will cause substantial
adverse effects on human beings, either
directly or indirectly?
Sources: Palm Desert General Plan and Draft Environmental Impact Report.
The adoption of the General Plan Amendment will not impact the environment. As identified in this
document, there will be no biological or cultural resources impacts, nor will adoption impact human
beings. The Element is consistent with the balance of the General Plan, and the development of housing
will not impact long term environmental goals. Cumulative impacts, if any, have been addressed in the
General Plan and its associated environmental documentation.
X
X
X
X
-28-
RESOLUTION NO. 2013-57 TN/City of Palm Desert
General Plan/Housing Element
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Housing Element
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RESOLUTION NO. 2013-57
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RESOLUTION NO. 2013-57
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RESOLUTION NO. 2013-57
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RRESOLUTION NO. 2013-57
Medium & Hi! h Densi - Vacant Parcels
RESOLUTION NO. 2013-57
Medium Density - Vacant Parcels
RESOLUTION NO. 2013-57
RESOLUTION NO. 2013-57
y Medium Density - Vacant Parcels
RESOLUTION NO. 2013-57
Medium Density & Mixed Use - Vacant Parcels
RESOLUTION NO. 2013-57
Medium Density - Vacant Parcels
RESOLUTION NO. 2013-57
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RESOLUTION NO. 2013-57
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RESOLUTION NO. 2013-57
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RESOLUTION NO. 2013-57
R-3 4 Zonin ! with Vacant Parcels
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