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Home My WebLink AboutGeneral Plan 2008 Housing Element Update 12-11-2008 r:��,�w _. � �� ,y�!��.�P 5�i��.d' E.'.��t�....,..a.m.�:..1.lGm,m.��:�T..16.�......� �1 1 V� �d1S�..,.�9.31T '�'�q "[ 1� �......: " P t i S 6�a�F.i t�?� a iJ,.,,.-,,.•�--+��. CITY OF PALM DESER��T �--� �9��3�� ;�� -��J6aa� a � DEPARTMENT OF COMMUNITY DE��P-�.��T * Continued the matter until�� CITY COUNCIL STAFF REPORT after a Study Session on the matter can be conducted. REQUEST: Request for approval to authorize staff to submit the first draft of the General Plan 2008 Housing Element Update to the State Department of Housing and Community Development. SUBMITTED BY: Ryan Stendell, Senior Management Analyst Lauri Aylaian, Director of Community Development CASE NO: GPA 07-01 A�TI1�8 t3A1'E_— 7 '�� DATE: June 26, 2008 ,�,.�/ ��j L`� t�1Tt�iUED YO..,._...._��' 1�.�. CONTENTS: Draft Element � pqsg��T��p R��lf�G..�_�., Plans & Exhibits I. RECOMMENDATION: � By minute motion that the City Council authorize staff to submit the first � � draft of the General Plan 2008 Housing Element Update to the State ' Department of Housing and Community Development (HCD). �. , J .� V � II. EXECUTIVE SUMMARY: � � � Approval of staff recommendation will authorize the submittal of the General an Q � 2008 Housing Element Update to HCD as required by State Law. �, � � � � � III. BACKGROUND: � °='y � r1 � � Previous Housing Element (1998-2006) � � � Q The previous housing element was certified with the adoption of the General Plan Update of 2000, approved March of 2004. At that time the Regional Housing Needs Allocation (RHNA) for Palm Desert was 444 total units (215 market rate and 229 affordable units). SCAG uses several years of previous census data and transportation and growth patterns in determining a RHNA allocation. At the time of the previous allocation, the City was coming out of downturn in the economy and this resulted in a low RHNA allocation for Palm Desert. As a result of this computation method, the RHNA numbers for Palm Desert for 1998- 2006 were extremely low. � * Continue the matter 90 days �tEETiNG DATE �� J v (meeting of December 11, 2008). �r��Q�� L,�, • �/• � ❑ P�SSE�TO 2hD REAOtNG Staff Report Housing Element Update June 26, 2008 Page2of7 The City was successful in meeting its RHNA goals for this previous cycie, providing 77 very low income units, 67 low income units, and 85 moderate income units. In addition, during the 1998-2006 cycle the Agency maintained and operated over 1,000 affordable units within Palm Desert. New State Housing Element Requirements: Since the last update, State Law has changed and now is very detailed regarding the required content of Housing Elements. The City's Housing Element must include: 1. An analysis of the 1998-2006 Housing Element goals, policies and programs which demonstrates whether these were effective in facilitating the development of housing. 2. An analysis of the demographics of the community. 3. An inventory of the existing affordable housing units available in the City. 4. An analysis of the constraints to the development of affordable housing. 5. An inventory and parcel-specific listing of the vacant lands available in the City for affordable housing in the 2006-2014 planning period. 6. Revised goals, policies and programs that will facilitate the construction of the City's RHNA allocation. The site-specific land inventory (Item #5 above) is a new requirement which must clearly show that land which has utilities, services, and appropriate zoning in place is available to accommodate the housing for the very low, low and moderate income categories. Current Housing Element Cycle (2006-2014) Based on total acres of land in the north sphere (University Park Planning Area), staff had projected that the north area would provide between 4,000 and 5,000 new housing units based upon sizing and densities. This was reflected in the 2004 General Plan Land Use Map which showed between 4,147 and 7,753 total units within the north sphere. Residential growth has boomed over the past several years, leaving the census data that SCAG uses to calculate RHNA numbers very high. Staff expected a very high number for the current RHNA cycle, given the total number of units that were approved in the land use map of the General Plan. The current RHNA numbers released in November of 2007 (4,586 total units, including 2,711 affordable units) are actually lower than the total number staff expected, although the affordable component was higher than anticipated. Challenges to the RHNA numbers were permitted only on a narrow Staff Report Housing Element Update June 26, 2008 Page 3 of 7 range of bases and during a proscribed period of time. Because the City did not meet the criteria for challenges, no protest was filed during the appeal period. IV. DISCUSSION: Analyzinq Vacant Lands: Examination of the land inventory for the required RHNA numbers makes apparent that the most abundant vacant lands are in the north end of town. However, since the update of the General Plan Land Use Map, several of the parcels that had the medium to high density overlay were entitled at low densities, and very little affordable housing was achieved. Finding the land to accommodate the identified number of units for this RHNA cycle then becomes more challenging. Staff has prepared a map that shows how the RHNA numbers could be met with the vacant lands still available: Approved General Plan Land Use Map (larger version attached): The current version of the Land Use Map of the approved General Plan is shown below. The General Plan Land Use Map as approved in 2004 showed that between 3,392 and 5,993 units could be built in that area. With the addition of the General Plan amendment to include the Taylor Woodrow development, the amended Land Use Map calls for 4,147 to 7,753 total residential units to be built within the northern area of the City. � i _ ah or v.��a�K �„a:' -- !�~". - _ � , � � �z:�c� _ _... �llumrrsily Pd.A:bni� ' ' _�F (;nin�ill'I�in:OpO F��' ��^^•.- i rty i nme d 8r<nlunnn IF1.20 — '� y.�.�.en�w.i��w, OE1EML RAM 1000 � . . . � . ' — UNWSECODES � x� �- .wer•..�s .+ f 9 M��` . Yi..�..�•�.M w � U K�- ..�I'� '� •T�^�-�-�^�l .,...�...,��_ p t � �, '��' � , ;��' �'-`';;•.;;.� ;�ti....r...... \\`� ..,b � ,. ac, k,:'-';;' .. �. .,..-.,.�... ""\\\� - .. .. ;1g. ,�a`<,<;. �.�..�.... °.�;� ��............ •"°��; „ �� ","� -}. ..._..,....._,�..... �Sr: t 'a�4.`��. %/.,.,....,...�. ....�........ ,^��:. '1/L o...»,..... ...,....,.., uw ^�. �........._.�.. � t �'..�w.. �" '�'�.. =_"��"'`"'�M � ,��'� c �\\��\ '�; �dr o.�.......��_�... c+. � •�+S�U \\�,\ �.,....,...._,,.... � ov.. ,�%6�\�`'\�� .�:� i \\.• ., p�.�.ti..� �,~.��\��.�.��`::. �...cu.uel�-- r� oa.r ,. c�e.� .. . .. o�+ . Staff Report Housing Element Update June 26, 2008 Page 4 of 7 Land Use Map Showing Entitfed Properties (larger version attached): Below is the 2004 General Plan map showing in black the projects that have been entitled since the General Plan was approved in 2004 ("Entitled Projects"). The bulk of these projects do not exceed 8-10 dwelling units per acre, and only 136 affordable units were produced within the medium to high density overlay. (Sareis Regis (64 units), Taylor Woodrow (21 units), and The Vineyards (51 units).) Entitled Projects ... �V+...WEN�ERALPLAN70G0 .. .�� - . .-.- •�-"' '-� I�NDUSE CODES Clfr o/Pilm Ocseif ..�...,.-...� :. . ' � i ., _�. _. . .. _...... �� I .UnNtn/fy/a�i ATi• �. ... . � Gtnerf/Plin 1000 =..�...�...,;.,�..<.•� � .,� �� C/fyCounr// i V . .+. � Reao/ufloa 01-70 �.�_ ... . � � o..��iau �w..._.. . ' �i- i/r+...... . ... ....... . I � i/i . . _.. ... � � � �..�,��,. ..... a �w.4,Gf6:;:x:['�e%�,w � '--'.-.-.--�..� �.. . ... \. �/ ..�� . . . _ ti\� ' �. ,' � ... . ;��- _:'.�_:' .. n � � . � o�.,..,.....�. I .._. .. , I--'-"- --- - _ ------ :: �;:. .. _ _ . ;��::� �'.-._. -------- ---- ,;��::��::.. � _.__.. _ �' ~ . ;\` ��\' ` ; =-- — � ;u �.��:��: ... :.�... .... , .. ,�;::�: ;�;:' ::,: — ---- -:--.-; -. _ . . _ ,a,�.- � .� ., - -- — -- -- --- .. ---. ... 1 To simply increase densities on the remaining unentitled parcels within the medium to high density overlay zones in order to meet RHNA numbers, densities of 25 to 30 units per acre would be required. Staff believes that such densities would adversely impact the character of the community. Land Use Map with staff recommended option to meet current State Law: The following map ("Revised Proposal") identifies sufficient land to meet the RHNA allocation, based on the remaining available land in the University Park Planning Area. Below is the Land Use Map that incorporates the results of the above two maps. Through discussions with developers, staff has Staff Report Housing Element Update June 26, 2008 Page 5 of 7 identified several parcels where the property owners would be willing to provide an affordable component, that are not currently allocated the medium to high density overlay. The owners of the parcel west of Monterey at the City border with Rancho Mirage have discussed several options of mixed use development, and have shown willingness to provide approximately 280 affordable units as a part of the master planned project. Staff has also looked to the parcels that the City or Redevelopment Agency control to identify possible sites for additional housing. Using portions of City/Agency owned lands, staff believes that an additional 720 units could be produced. With the addition of these units being proposed on lands not currently within the medium to high density overlay, the City can better disperse the housing throughout the northern area of the City. The densities resulting from allowing this proposed solution will allow a range from 13 to 16 dwelling units per acre for the identified parcels, which is more in keeping with the City's existing stock of housing. Revised Proposal r — _.._ _ T � GEMFRALR�N7000 •` "� i I uNovse coocs � G[y olP�/m Otxd ' .�.«+•��n•.,.•... , �4' I _+..__..:_... _... �� -u,.n,r�ier rs.t,�.r.- ..• .. ... ..- • j Gmen//7an?000 �...d....:.�,.�......�. �. C/trCound/ . � �.�.......... . ... �� il.' ..��-.�r ' r' Reso/ufbn 01•10 , -..... ._. .._. . - ,. �`` w.,.��s iow � I ��..... . ... .... ..�. . � �' I i/i• � •` ��...Ji..., . :, ...__ .... �-- ,..�.....=.� .:_... �\ ^I '• � � .. .. . :a\ ; . .. .... . .. �,�,� .� .. � �.�:..'... O��y%'�% ., ON• . , .�'��;�5/i,_ iiii o,..�..,....... ��;�� i «'.. s. — --,Y.�.. . - . . •' :� ��f' /�//� —-_ — - � r �'C�i ` � --..- - _ — - .�� c.: \;;� �� —.. . --- ------ --- '� �' i ;\, �'". .... . . ._ . ... ,. ------ -- '. ' . . . .... . . . . --- �w�s�sr .. ' " '_"_—" ' _'— •• _"_ ' "' " ' "'_" 'J Goals, Policies, and Proqrams: The majority of the goals and policies found in the existing 2004 Housing Element will carry through to the new element. The most substantial proposed change is in the goal to purchase an additional 300 units throughout this planning period. Staff believes given the current level of Staff Report Housing Element Update June 26, 2008 Page 6 of 7 acquisition, that this is a reasonable number and helps lighten the load of new units that need to be constructed. It will also hefp to distribute the units throughout the City geographically, since the existing units likely to be acquired are south of Fred Waring Drive. New units produced will likely be north of Frank Sinatra Drive. The draft element also addresses information that every City in California is facing with SB 2, which deals with homeless shelters. Programs 3.A — 3.0 address the concerns of homelessness and providing appropriate zoning for new shelters within the City and continuing to work with existing and planned regional shelters through CVAG's ongoing programs. Proposed language also reaffirms that citywide energy conservation and green building techniques are an important goal of the City. The Housing Element covers all housing that is constructed in the City. By reaffirming energy conservation and green building, staff will have a better tool to work with developers in achieving good design that is also sensitive to the environment. CONCLUSION: New State requirements for updating the City's Housing Element add a layer of complexity to an already complicated issue. The recommended draft of the 2008 City of Palm Desert Housing Element seeks to balance the newly assigned RHNA numbers against sound community development principles, while minimizing impact to previously developed or entitled properties. The Housing Element must demonstrate that it is op ssible for the required housing units be built. It is not required that the City actually build the units, but the City must demonstrate that the units can be reasonably built. The draft Housing Element Update grows out of the 2004 General Plan, and has been updated to reflect projects that have been entitled since the General Plan was adopted. It also disseminates affordable housing units throughout the City as much as is practicable without impacting areas of the City that are already developed. Through the review and comment phase HCD has the chance to determine whether or not the proposed Housing Element is in compliance with Housing Element laws. If HCD determines that the proposed Housing Element is not in compliance with State law, the City may "self-certify" its own Housing Element. If the Element is "self-certified," the City will be ineligible for State and Federal funds for any housing projects, and will not be able to take advantage of other programs that require a State certified Housing Element. Staff Report Housing Element Update June 26, 2008 Page 7 of 7 Submitt Departm Head: �1 Ryan Stendell Lauri Aylaian Associat Planner Director, Community Development Appr al: Homer Cro ACM, Dev ent Services Carlos Orteg City Manager I'N�City��(�l'alin l)i�;ert (;encr�l Plan/I Iousin� }.lcmcnt HOUSING ELEMENT PURPOSE Providing all residcnts of Palm Desert with a safe and affordable residcnce is the ultimate goal of� this Element. Thc Housing Element is designed to guidc thc City's clectcd and appointed officials, as well as City staf�f and the general public, in locating and constructing housing to accommc�date all segrr►ents c�f the community. The City has been activc in adding to its inventory of affordable housing units in the 1998-2006 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 availablc in the City to accommodate future growth. Land use designations arc designed to accommodatc all types of housing, to allow for the dcvelopment of single family and multi- famiiy 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 nceds for the next five years. California Law California Government Code requires that every City and County prepare a Housing Element as part of its General Plan. ln addition, State law contains specific requirements for the preparation and content of Housing Elements. According to Article 10.G, Section 65580, the Legislature has found that: (]) The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitablc living environment for cvery 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 moderatc income households requires tile cooperation of all lcvels of goverrunent. (4) Local and statc governments havc a responsibility to use the powers vestcd in them to facilitate thc improvement and development of housing to make adequate provision for the housing needs of al] economic se�nnents of�the community. Ilc�using L-:lcment III-1 7�/Citv ol�I'alm Dcsert Gencral Plan�l�ousin�� Elcmcnt (5) "l�hc; le�islaturc recc�gnii.es that in carryin� c�ut this responsihility, cach l��cal �uvernmcnt also has the respunsibility to considcr econcunic, em�ironmental, anci fiscal fact�rs and Cnlll]]lUlllt}� goals sct t<�rth in thc Gcncral Plan anci t� woperatc with other local govet7�ments, and thc state, in addressing rcgic�nal housin�nceds. Section 65581 of the Governmcnt Code statcs that thc intcnt of the Legislaturc in enacting thcse requiremcnts is: (1) To assure that l�cal governments recognize their responsibilities in contributing to thc attainment of the State housing goal. (2) To assure that cities and counties prepare and implement housing elements which, along with federal and State pro��rams, will move toward attainment of the State housing goal. (3) To recognizc that each locality is best capable of determining what efforts are reyuired by it to contribute to the attaimr►ent of the State housing goal as well as regional housing necds. (4) To ensure that each local government cooperates with other local governments to address regional housing needs. Goverrunent 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, improvemcnt, and development of housing. Specific requirements include the following: (1) An assessment of housic�g 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 ncw housing development; analysis of any special housing needs and an assessment of existing affordable housing dcvelopments. (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 nceds of all economic scgrnents of the community. Evaluation of Existing Housing Element Policies and Programs Policy 1 The creation of new and the preservation of existing affordable housing projccts shall be encouraged in all areas of the City. Housing Elemcnt III-2 I NiCity�f Palm I)csrrt (;cncral ►'lan/l{c�u�int }.lement ProKram 1.A The Agency shall pursue dcvcic��me�it c�f� 162 rental and 1 17 owncrshi�� uilits west �f� C'oc�k Strcet, bet��cen 42nd Avci�uc and Mcrle, as an af�fi�rdahle iamily J�roject. Ot�the 162 re�ital wlits, 154 shall bc restrictcd tc� VCI'y IOLV IIICOIll(; �lOUSe�IO�C�S, �nd � shall hc restricted to lrn� inc�me h�useholds. Responsible Agency: Rcdcvclopmcnt A�cncy Schedule: 2002-2005 L•�valt�ation: 162 rental trrii�s ►,��re dc�vc�lop�d in 2UU3, consisting oJ 7_i ��ery /oN� inco�nc� uizd R9 lox� ineomc� units. The Agc�ncy u/so devc�lnped 27 very lox� and l0►1� ineome senin�� ental trniJs a� the Lu Xocca Villas �roject dtrring the previous planning pef•iod. Thc Falcon Crest proj�ct consists o/�93 otil�nership units, 13 ortit�hich are available to loi1� income oit�ne�s, und R(1 0/ K�hich are availablc for moderate inconre oit'i1C'i"S. Program 1.B The Agency shall continue to implement the Self Help Housing program, and shall identify 20 households to be assisted by the program in this planning period. Responsible Agency: Redevelopmcnt Agency Schedule: 2004-2005 Evaluation: There x�ere six self-help hoc�sing units built in the planning period, and 14 additional units are planned and K�ill be constructed in the coming planning period. The Agency ti1�i11 continue to K�ork K�ith agencies si�ch as l-labitat,jor Humanity and Coachella Valley HottsinK Coulition to identify additional properties x�here self=hclp i�nits may be implemented. Program 1.0 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 Evaliration: The Agency ox�ned 745 units at the beginning of the previotrs planning period. De�ring the previous planning period, the Agency also acqrtired, restricted or constrz�cted 335 additional units, including 141 ttnits ut C'ulirornia Villas, 48 trnits ut Lagrina Palms, 66 units at Country Villuge, and 30 units at CandleK�ood. !n addition, 1 S units at Villas on the Green, 31 units at Canlerra, and tK�o units euch at River Rttn One and Paci/ic Assisted Living x�ere realized throttgh density bonus provisions by third parties. Program 1.D The Agency shall maintain the existing resale restrictions and other subsidies on the Descrt Rose project. Responsible Agency: Redevelopment Agency Schedule: Ongoing Evaltration: �he Desert Kose project contintses to be a .�s!!y functioning project titi�ith income restrictions in place as they ha►�e been since its construction. There a�•e 161 homes in the project, 24 of x�hich are ox��zed by very lox� income hoa�seholds, 108 by lor�� income hotsseholds, and l9 l lou�ing T lement III-3 rN c��v�,��P;�i�„ n�.�� Ge»era] Plan/I It�u�in� Llcment h�� mocic��•u�c� i��c•nntc� hc�tcs•c�ho/ds. %%�c� A,c�nc.� iuic��tcls /u mai�rluin [hc� n/��•dubili�l� c�/ t/7i.s oi�n��•sl�ip projec•! !/tj•ou,�Th t/ic� nc�.rt/�lunni�r��c��•iud u�ul hc�t�o�id. . Pro�ram 1.E "l�hc Agency shall maintain ��vncrship of its 74S cxisting rental housin� units in order to assure long ternl af�f�>rdability f�r these projects. Responsible Agency: Rcdcvclopment Agency Schedule: Ongoi�lg F.valirution: 7he Agency has muintainc�d oti�nership qr the 745 irnits sincc� the begi��ning o/�the previous planning period, and hus purchased or constructed additional rsnits. Sec� Program 1.C., above. Policy 2 The City shail COI1f1IlUC to strive to meet the State-mandated special shelter needs of large families, female headed households, single parent families, senior citizens, handicapped and homcless individuals and families, and shall consider includinb units for such households in its projects. Program 2.A The City shall continue to enforce the provisions of the Federal Fair Housing Act. Information on the Fair Housing Act, as well as methods for responding to complaints, shall continue to be available at City Hall in the Director of Housing's office. Responsible Agency: Housing Department, Redevelopment Agency Schedule: Ongoing Evaluation: The Ciry maintains literature at City I�all relating to tenant rights und other Fair Housing Act issues as x�ell as at each of�the Agency's rental properties. The Redevelopment Agency also reJers complaints to rhe Fair Hor�sing Council of Riverside Counry. Program 2.B The City shall work with the Senior Ccnter and other appropriate agencies in assisting whenever possible in the housing of handicapped residents, through participation by the Redevelopinent Agency. Responsible Agency: Redcvelopment Agency, Senior Center Schedule: Ongoing Evalttation: The Redevelopment Agency accommodates the Americans K�ith Disabilities Act (ADA) in all its projects, and provides,for ADA accessible or adaptable units in its nex�projects. In addition, privately developed J�rojects are required to meet current AI�A standard.s. Program 2.0 The development of homeless shelters and transitional housing shall be maintained as a conditional use in the R-3 and Planned Residential districts in the Zoning Ordinance. Responsible Agency: Community Development Department Schedulc: Ongoing Housing Clement III-4 fN C�it��c�f Nalm I)csrrt (;ei�cral Plan�Hc�usin�,l•Icnunt /;��uhrntioit: %7�c� �'ih� is ho�nc� !u a Slt�/tc�i' ./r��m Ihc� .Stnrf�z .Juc'lllll` 11'II1C�/t /�ru��idc�s ?(/ lir��- hc'l�l"00/)J //'QIl.S'1!/l)/IUI I[17/I.S'.�OI' 11'U/)I('I! [lT]CI /IlC'l)' CI1lICI1'('11. Ii7 ClCICI1110/7, tlic� ('l/}% [S�7Cll"llClrClllll� ]Yl thc� r�gionu/ homc�lc�s.sness �ro�,>rum hc�in�� develn��c�d tlir•oii,�{i lhc� C'ouchc�llu Vul/e�� lssociu�i�»i o/ C;ovc�i�timc>>rts (.s�-c� Homc�IC'.S'.S'77C'.5'S .1'('c1ro�1. bc�lo►i). 771c� C'il��'s� Zc�nrn�J (��-dii�uncc� co��trnrrc�s t�� u/loir homc�lc�.ti�.s sl�c�ltc��•.1 us u c�ojrditiunul tr.sc�. Program 2.D The City shall encourage local organi�ations, 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. Rcsponsiblc Agenc,y: City Manager's Officc Schedule: 2003-04 L•'valuation: 7he Ciry annually receives requests fi�om a nrrmbei� of organizations,for assisluncc� through the CDBG program. In the previorts planning period, the Ciry�rovided CDBG fi�nds to organizations such as the Shelter,f'rom the Storm, the Fai�� Hotrsing Council and tl2e Riverside Cocrnty Department of�Socia!Sen�ices.for homeless programs. Program 2.E The City shall cncourage the acquisition of existing mobile home parks by non-profit agencies or organizations, in order to preserve their affordability. Responsible Agenc,y: Redevelopment Agency, City Manager's Office Schedule: Ongoing Evaluation: The City hus not acquired mobile home parks th�-oz�gh this program, noi• have third parry organizations done so. Ilox�ever, the Ciry has implemented a mobilehome improvement program as part of its t�ome Improvement Program as �1�e11 as an ongoing code compliance program to assure that the quality oJ'lire x�ithin mobile home parks is maintained. This program ormaintenance and improvement shall be cnntinued in the current planning period. Policy 3 The City shall continue to utilizc resale and rental restrictions, applicant screenings, and other appropriate mechanisms established as conditions of approval in order to preserve affordable for sale housing units for the long term. Program 3.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 50 households should be assisted every year. Responsible Agency: Housing Dcpartmcnt Schedule: Ongoing Eva/uation: 7he nunrber of Section 8 assisted households varics,jrom year tn ycar in the Ciry, h«t totals about 125 anncrally. There are currently appf-oximately 35 Section R households in Agency o��ned properties. This program K�ill be ongoing. Housing�lement IIl-5 11�1C itv��1 t'alni I)rscri (��ncral PIan;7lousin� F:lemrnt l'rogram 3.B Should the Candle�vood Apartmcnts c�pt-out c�t� their HUD cc�ntract, the City shall actively }�articipatc in thc idcntification of a potcntial btrycr tc� mai�itain affor�i�ihility i�r this prc�jcct. The Redevelc�pment Agency �vill also assist these orbaniratiot�s in secw�in�; fiila»cing. Responsible AKency: Rcdevclopmeiit Agcncy Schedulc: As nccded L'��uliralion: 7hc� Cund/eN•ond Apui-lnient.c K�e�-c�purc{rused bv 1he X�devc/opment Agency during the p�-c�vioers ,vlanning pc�riod, ancl rentain ufJordablc� to very /o►a� (23 units), lo�ti� (4 rsnits) und mod�rat� (_i irnits) inconze se�Tior l�otcseholds. 7his pj'ogi•am ti1�us succc�ssJir/!y comple�c�d und �t�i/l not he extended!o lhe cuj-rent planning pe��iod. Policy 4 Thc Redevelopmcnt Agency shall annually allocatc funds to eligible projects t<�r revicw and consideration, in conformance with its Five Year Implementation Plan. L;valuation: 7he Redevelopment Agency prepares its 5 year lmplementation Plan on the State mandated schedule. This Plan reqcrires that the Agency allocate.funds.for projects thr�oe�gh each fii�e year cycle. In addition, the Agency regtrlar/y re��ieK�s revenues and opportunities, and adjusts.futuf•e expenditures based on these opportunities. 7his policy is ongoing. Policy 5 The City Council shall consider, as an additional incentive, the reduction, subsidizing or dcferring of development fecs to facilitate the development of affordablc housing. Evaluution: The City has not included the deferral or redc�ction of fees in past projects, but has used a variery of ineans, incle�ding densiry bonus and variations on development standards, to facilitate aff'ordable housing production by private parties. The Ciry Council continues to have the abiliry to include.fee x�aivers or dererrals for afrordable housing projects in the fi�ture. Policy 6 The City shall continue to address the needs of the scnior population in thc development of housing. Program 6.A The City shall maintain the Senior Housing Overlay District and the Second Unit Senior Housing standards in the Zoning Ordinancc. Responsible Agency: Community Development Department Schedulc: Ongoing Evaluation: The Ciry contint�es to incic�de the Senior Overlay District und Second Unit Senior- Hotrsin�;standards in its Zoning ()rdinance. Program 6.B The Agency shall begin to develop plans for a senior housing project during this planning period. Responsible Agency: Redevelopcnent Agency, Housing Department Schedule: 2003-04 Housing T:lement III-6 TN,C itv oi P.�Ini I)cscrt Gener.il Plan�lluu�in� l:lemcnt l:vcrlrtutivn: %7tc� Rc�clri�c�/nf»��c��7! �i;c�nc�� c•om1�lc�lc�d �hc� I,rr Ilc�ccu Vi/lns ��rojc�Cl CIl/1'!!1� thc� ��u.st I)ICllll1111�>pc�riod. 11'�11C�7 f)1"U1�lCIC'.S 27.SNI71U1" I[YI(l.S ,l)1' l�c�ry /oii�c�rrd lr�tir incomc� huusc�l7o/d.c. Program b.(' The City shall umtinue to enec�urage tlle de��elc�pment of assisted livin� faeilities fi�r senic�rs. Responsible A�ency: Redevclopment Agency, Community Develc�pment Dcpartment Schedulc: (�ngoi�lg F.valrrulion: Th� ussist�d liviilg pj•oj�ets in c�xistenee in the City at the b�ginnin� ojthc�pf•c�i�iocrs planning period continrrc� to ope��ate in the C'ity. In addition, the �gencl' assis/s ti,�o c�xisting .facilities Ihrotrgh,fi�ndin� to gzraruntc�c� thc� uvctilubility �/�7 ttnits fo�• i��ry lotit� and /oti1• incojnc� seniars at thcse.%acilities. Policy 7 Thc City shall implement the State's density boclus law. Evalication: 7hc Ciry maintains a densiry bontss o►�dinance, x�hich w�as updated during the last planning period to assc�re compliance il�ith the latest State requiremertts. This program is ongoing. Policy 8 The City shall encourage the rehabilitation of existing housin� units. Program 8.A The Agency shall annually fund the Single Family Rehabilitation Program, and shall assist 25 households each year. Responsible Agency: Redevelopment Agency, Housing Department Schedule: 2003-04, Ongoing F.valuation: The Agency continues to operate several home improvement programs x�hich include grants and lox� interest loans. Grants vary in amount from $S,000 to $20,00(1 depending on household income und type of improvement. Loans are available up to $45,000 deperrding on household income and rype improvement. 7ypes of improvement ran�e %rom emergencies, /eud and asbestos ubatement, energy eJJiciency trpgrades as x•ell us overall home improvemenl,%r health and saf'ery issc�es. The Agency also maintains a Matching Fund�rant prog�•am, x�hich matches t�p to $S,000.ror very lox�, /ox� and moderate income household.s. All these programs have .jimded requests x�hen presented, and 145 households x�ere ussisted in the previous planning period. Program 8.B Thc Agency shall establish and fund a multi-family residential rehabilitation program, and assist 30-40 multi-family units during the planning period. Responsible Agency: Redevelopment Agency, Housing Department Schedule: 2003-04 llousing E:Icmcnt lll-7 l N�C'it��i�Palm I)�sr�t Gcneral P1an�Elousinb Llcm�•nt /:�vu/trutic�i�: %7�c� �t�c�itct' ./itmlc��l �-c'I1CiI71I11Cil1011 /�rugr�rnt.s J��r �1gC'l1C:1' UliTl('[� l�ru/�c�r�ic�.s /�U'011�hUC[l (j1C' �7�GI1)Tlil�' 1)C'/'lOCl. ��1P .-1�C'i1Cy {lUS !1(11 /'('C['ll'('(� O/" IC�('JII(�CC� r�huhili�n�ivn r�yirc�s�s./i•oin ��rii�u�c' Olt'Y1C'i'S lt'�][C'Il rc�tr/d hc� /iuidc�d throcr�*h t/ri.s f�ru�Trun�. As a r�rl�, �•c�q�rc�sLc fo�• us.sistancc�fi�w�7 I�ri>>a�c�l�> oi�•�tc�d apu��rn�c-nt projc�c�.c /tn��c� hc�c�n Ji��r�rchus� n/ tho.tic� ►atil.�. rathc�r 1/iu�7 rc�habi/ituliun. The A�rcjzcy uc�yui�-c�d C'uliJorniu Vil/as Cl11CI C'o►�rnt�� VillaKc� Apar[me�ils (�ormei-I}� mnr•ket irnits) clrr�-ing tlrc� p��ioers /�lunnin�q p��iod. N�hicl7 the Agency �-c�huhi/itule�d und e��nvc�rlc�c( to a/�ordah/e �eni�s. %hc� Agc�nev aegirr��c�d C'ru�cllc�irood Al�urtments and l,ug�uia !'ulms in m7tieipation o�thc� e.�piration o/�a/)nrdabi/ity j•c�stj•ietions. Please sc�c> ll�c� Existi�zg 1lousing Projc�cts sectio�i for de[uils on t{�es�pj-ojc�c�s. Al[og�ther, Ih�se projc�rts p��oi�idc� 2R5 ctnits o/�vc>>y l0►1•, loti�•or ntoderut� inconu� hotrsing in the ('iry. Polic,y 9 The City shall maintain the Rental Subsidy Program, the Mortgagc Subsidy Program and the Homcbuyers Program. Lvaluation: The Redevelopment Agency maintained a Rent Subsidy Progrum and assisted .families tha! x�ere overbetrdened in housing cost or x�ere overcrox�ded to obtain suituble housing. The Redevelopment Agency has a I��rst Time Homebuyer Program at Desert Rose and Falcon Crest, and has assisted l98 single family homes �t�hich have been sold to 45 very lox� income households, 143 lox� incomc households, and I10 moderatc income hoi�seholds. 7hese homes al! have long term resale restrictions x�hich assure their af�ordability. Policy 10 Promote the jobs/housing balance through the development of housing with convenient access to commercial land uses, schools, available public transport and employment centers. Evaluation: With adoption orthe Genera! Plan in 2004, the City estublished the Universiry Park Master Plan area, x�hich proi�ides a broad mix of� land tise designations ,for an area encompassing 2,230 acres. The Universiry Purk is.foci�sed on the CaliJornia State Universiry campus, and incle�des nex�ly developed office and retail commercial development, and areas for high density residentiul development. f'leasc� see the Lund Inventory section belox�.for detai(s nn the lands available.ror hocrsing in this urea. Policy 11 Encourage energy conservation through the implementation of new technologies, passive solar site planning and enforcement of building codes. Please also see the Energy and Mineral Resources Element. Lvali�ation: The Agency operates tx�o programs ,for very lox�, lotia� and modera�e income hoerseholds to promote energy conservation: the nrottghr Tolerant Landscuping RetroJit Program, x�hlch provides louns in the amount oj�$7,SUU at a 3% interest rate for very lox�, lox� und moderute income households to convert landscaping to drought tolerant, lox� x�ater itsing landscaping; and the F_nergy F.fficiency Upgrade Yrogram, u�hich coordinates ai�ailable energy efJicient conversions ia�ith the Energv Management oJJice at the City. In addition, Ihe Cit>> has adopted un Energy Conservution Ordinunce./or �he constrtrction of all projects, and inclttdes Housing I:lement I11-8 I NiC'�ty ol�Palni Dc;�r� Grner�il PIan-Hcni�ing l lcincnt „G��c�c�ir " im/��•or�mc�r�ts in a// A,��c'11C.)' C011.S'll'1fCtinn f�rr�jc��Lc !o Jhr� grc�alc�.tit c�.��tc��! >>o.csihlc�. %7rr.s hn.s� iricli�dc�d tl�c� i,�sra/Icr�inn o/sula,•��crj�c�ls a� /•'ulcon C'rc�sl, La R��cc•u l'illas m2d I'a/m �"ill�r,�Jc�. Housing Elemcnt Ill-9 l�N;('�ty c�t Palm 1)rsrrt (iencral 1'l�n'llc�using Llcmcnt DEMOGRAYHIC INFORMATION 'rhis section provides the ciemographic hack�rc�und lor the resielents c>f Palm Desei-t. The i»forn�atic>n is primarily bascd on 2000 U. S. Census data. Where mc�re current data is availahle, it has been included in addition to the Census inf�nnatic»l. REGIONAL SETTING The City of Palm Desert is located in the Coachclla Valley, in castern Riverside County. Riverside County �new from 663,923 in 1980 to 1,1 10,000 in 1990, an increasc of G7%. �3y the year 2000, the U.S. Census estimated t}lat population in thc County had grown to 1,545,387. Since the completion of the Census, the Department of Finance (DOF) has annually estimated population �-owth. The DOF estimated that in January of 2008, Riverside County had a population of 2,088,322, an increase of 35% over the 2000 population. Historic and Current 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 2008, the DOF estimated that the City's population had grown to 50,907 (including population from newly annexed areas), an increase of 23% in eight years. The City has ��rown at a rate slower than that of the County as a whole. Population by Agc Group and EthnicitX The Coachella Valley has historically been a retirement area, and Palm Deserc is no exception. Thc City's median age rose from 42.3 in 1990 to 48.0 in 2000. With the continuing aging of America, it is expected that this trend will continue. Table III-14 illustrates the 2000 Census estimates for population by age ��roup. Table III-14 Age Distribution, 2000 Age Number % of Total Under 19 7,744 18.8% 20-34 6,030 14.6% 35-44 5,372 13.0% 45-64 10,728 26.0% 65+ 1 1,410 27.6% Total 41,284 100% Source: 2000 U.S. Census Table III-15 lists the cthnic distribution for Palm Desert in 2000. Housing Elemcnt III-]0 I N/Citv c�f I'alni l)cscrt Ucnrr�l Plan%1{ousinK l lcmrn� 7'ablc lII-l5 ('it,y of Palm Desert Ethnic Characteristics, 200(I Numbe�• % of'fotal Whitc 35,961 87.1%� Black 493 1.2% Native American 130 0.i°/, Asian & I'ac. Islanders 1,061 2.6% Other 3,639 8.8% Total 41,284 100% Hispanic 7,031 17.0% Note: the ethnic population number� may sccm distortcd bccausc thc U.S. Ccnsus does not considcr Hispanic ancestry to be a race. For this reason, some Hispanics choose to list themselves under the classification for otlier races. Source: 2000 Census of Population and Housing Household Sizc and Income Thc City had a total of 19,370 households in 2000. By 2008, the DOF estimated that there were 23,549 households in the City. 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. The following Table lists thc number of houscholds in cach income range in 2000. Tablc III-16 City Household Income Distribution, 2000 Income No. of HH % of Total Less than $10,000 1,413 6.5% 10,000-14,999 1,043 5.4% 15,000-24,999 2,128 1 1.0% 25,000-34,999 2,306 11.9% 35,000-49,999 3,1 1 1 l 6.l% 50,00-74,999 3,715 19.2% 75,000-99,999 1,938 10.0% 100,000-$149,000 1,919 9.7% $150,000-$199,999 815 4.2% $200,000 + 982 5.1% Total 19,370 100%* Source: 2000 U.S. Census *Differences due to rounding. The Ccnsus identified 538 families living below the poverty level in Palm Desert in 2000, of which 158 were female-headed households. Of the total female-headed households, 107 had children. Hou�ing Llemcnt III-I1 CN/C itv ot'Palm Ucsrrt Cil't1Cf�lI PI1ri�II(lUtiltl� I'll'llll'lll Empl��nent ancl N1ajc�r I:mplo� Thc Ccnsus data also providcd inlormati�n �n c�npl�}m�ent distributi�n in 200O. Of a tc�tal workforce of 17,3R4, the largest sectoi-s ior employment were retail trade and scrvices. Table lIl-17 City Emplo,yment b,y Industry, 2000 Industr�� No. of °lo of Total Employees Agriculture/C'orest/Fish/Mining 82 0.5% Construction 1,427 8.2% Manufacturing, Durablcs 492 2.8% Wholesale Trade 390 2.2% Retail Trade 2,167 12.5% Transportation, warehousing& utilities 530 3.0% Information 372 2.1% Finance, insurance & real estate 1,705 9.8% Professional, scientific, management & administration 1,806 10.4% Educational, health & social services 3,051 17.6% Arts, entertainment, recreation, accommodation & food service 3,760 21.6% Other services (except public administration 992 5.7% Public Administration 610 3.5% Total Employment by Industry 17,384 100% Source: 2000 Ccnsus Housing Characteristics The 2000 Census showed a total of 28,071 housing units in the City in 2000, while the DOF estimatcs that the City has 28,982 housing units in 2008, as demonstrated in Table jII-18. Housing Element III-12 I�N/('itv��1�Palm I�escrt Gcncral 1'lan'Flou�ing Llcmcnt "l�ablc Itl-18 Cit�� Housing Charactcristics Units in Structure 20(10* 2008** Singlc Family, dctaclicd 1 1,12O 13,453 Singlc Family, altachcd 9,551 9,G79 2-4 U�lits, Multi-family 2,463 2,541 5� Units, Multi-family 3,7�8 5,120 Mobile homes 1,199 3,309 Total 28,071 28,982 *Sourcc: 2000 US Ccnsus **Department of Finance, January 2008 estimates A�e of Hc�usin Sg�ock The Census identified a total of 19,299 occupicd housing units in 2000. Of these, 7,888 wcrc built before 1980, while 11,411 were less than 20 years old. From 2000 to 2007, an additional 3,452 units werc constructed, of which 2,382 are estimated to be occupicd. Table III-19 Age of Housing Units Year Built No of Units % of Total 2000-2007 3,452 15.2% 1999-2000 372 1.6% 1995-1998 1,292 5.7% 1990-1994 2,4 I 6 10.6% 1980-1989 7,331 32.2% 1970-1979 4,343 19.1% 1960-1969 2,351 10.3% 1940-1959 1,106 4.9% Before 1940 88 0.4% Total 22,751 100% Sourcc: 200O U S.Census,Ciry of Palm Desert V1Ca11Cy Sta�US The 2000 Census showed a total of 8,701 of thc City's total 28,071 housing units to be vacant, for an overall vacancy rate of 31.2%. 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 6.3% in 2000. In 2008, the DOF estimates that 30.98% of thc City's housing stock is vacant, which adjusted for seasonality, results in a net vacancy rate of 5.98%. The vacancy rate in the City has remained consistent during the last eight years. IIousin�;}:lcment [11-13 I NiCity c�i�'alm I7�s�•rt Gcn��ral Plan�l lousing l�.lcmrnt Tahlc I11-20 Vacanc,y Status — 2000 Unit Typc No. of Llnits % of All Vacant Units For Rcnt 562 G.4'% F�r Salc 351 4.0% Rcntcd or Sold, not c�ccupied 192 2.2% Scasonal, Recrcational or Occasiortal Use 7,l)OS 79.9% For Migrant Workcrs 0 0.0% Other Vacant 662 7.5% Total 8,772 100% Sourcc 20(10 Crnsus Housin�Tenurc Housing tenure for occupied units only in 2000 is shown in Tablc II[-21. Table lll-21 Housing Terture— 2000 Unit No. of Units % Owner Occupied 12,964 67.2% Renter Occupied 6,335 32.8% Total 19,299 100% Sourcc: 2000 Ccnsus Overcrowdin� 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 Census estimates for persons per room. Thc Table illustrates that a total of 977 housing units in Palm Desert were overcrowded in 2000, representing 5.1% of the total occupied housing units in the City. Of the overcrowded units, 678 were renter-occupied, and 299 were owner-occupied. Housing Elemcnt III-14 lN/City of l'alm Uescr� Gcnrr�l 1'1an/llousing l:lci»cnt �1'ablc 111-22 Uvcrcrowding, 2000 Persons/Room N o. of f{H O�vncr-Occupicd Units 0.50 or lcss 10,938 U.51 to 1.00 1,727 1.O l to 1.50 180 1.51 to 2.00 K7 2.01 or mc�re 32 Renter-Occupied Units 0.50 or less 3,830 0.51 to 1.00 1,827 1.01 to 1.50 278 1.51 to 2.00 249 2.01 or more 151 Sourcr: 2000 Ccnsus Housing Values The 2000 Census estiinated values for owner-occupied single family homes in the City. These are listed in Table III-23. Table III-23 Values, Specified Owner-Occupied _ Housing Units, 2000 _ Valuc __ __ Number Lcss than $50,000 86 $50,000 to 99,999 1,056 $100,000 to 149,999 2,714 $150,000 to 199,999 1,982 $200,000 to 299,999 2,554 $300,000 to 499,999 1,743 $500,000 to 999,999 647 $1,000,000 or more 152 Source: 2000 Census The median housing unit value in 2000 was �189,100. For renters, the median contract rent at that time was $744.00. Current housii�g values and rental rates are further discussed bclow in the section titled "Economic Constraints". Ilousing {:Icmcnt III-15 I i�i( �tv c�f�Palni Ucscrt Gcnrral I'lan/Hc,usin� I:Icn�rnt F.�ISTINC AFF'ORUABLE HOtJSIN(; PROG1tA1L'[S There are a nuii�ber c�f��rc�jects and prc�grams available in Palm Desert which pre�vide a variety c�i� services t� the City's resic3ents. In �ddition, re�;ional, state and federal pro�rams can also hc acccsscd within thc community. Tllis section c�f the Hc�using Elcment pruvides a summary c�f programs availahle by a number of agencies. City ProKrams The City's affordable housing prc�grams are provided through its Rcdevelc�pmcnt Agcncy. The Agency maintains a Five Year Implecnentation Plan which includes an AfFordable Housing Strategy & Coinpliance Plan. The latter provides specific allocations for assistance progracns for the period from 2004 through 2014, which are briefly described below. Rental Assistance Program Owners of singlc-fainily homcs, condominiums, mobile hoines or apartments who rent to very low, low, and moderate incoine tenants may receive direct rental payment assistanee from the Agency. The owner must, in exchange for the assistance, enter into a recorded agreement with the Agency assuring affordability of the rental units for 55 years. Acquisition, Rehabilitation and Resale This program allows the Agency to purchase existing inarket rate single family units, rchabilitate and refurbish them, and re-sell them to lower income households with affordability covenants. The Agency has complcted four(4) units throubh this program. Mortgage Assistancc Pro�-am Very low, low, and moderate income owners of single-family homes, condoininiums and mobile homes may receive assistance if their mortgage payment exceeds 30% of their income. Assistance is provided directly by the Redevelopment Agency. In exchange for the assistance, the home owner is required to enter into a recorded agrcement with the Agency assuring affordability of the hoine for 45 years. Homebuvers Assistance Pro� The Agency will provide assistance to very low, low, and moderate income persons in the form of low interest loans to be applied to down payment, non-recurring closing costs, reduction of the interest rate on the first trust deed, or any other cost associated with the purchase of a home, condotninium or mobile hoine. There are currently 298 homes in this program. Self=Help Housing The City and Agency will assist very low, low and moderate income households in constructing and purchasing their own home on existing lots of record within the City. There are currently 17 contracts with individual households in place for such assistance during this planning period, and funding has bcen allocatcd throughout thc planning period. Housing Element 111-16 'fN:C itv�t I'�ilm I)r�crt Gcncral f'Iuivllc�u.ing I•:Icmcnt I lume li��rovcmcnt I'rc�gram The Abency assists very lc>w, low and mc�dcratc incc�mc households �vith homc rcpairs hy prc�vidi�i� grants and lo�v intcrest loails to prc��ram participants. 1'hc �ro�ram has eight (b) cc�f»poneni�: • The Emergcncy Grant Component allows up to $7,500 tor vcry low and $S,OUO t��r low income households for etnergency repairs to their homes. • The Rehabilitation Grant Compcment will grant up to $20,000 for home im��rovcmcnts to very low income households. • The Matching Fund Grant Componcnt will match up to �5,000 in home improvements with a homeowner who contributes the samc amount or more to thc improvemcnts. This grant is available to very low, low and median income households. • The Rehabilitation Loan Component allows up to $35,000 for active loans and $45,000 for a deferred loan for home improvcmcnts to low and median income households. • 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 Volunteer Assistance Camponent organizes commu�lity involvement through volunteers for very low, low and moderate income households. • The Acquisition, Rchabilitation, Resale Component allows the Agency to acquire properties availablc on the market for thc purpose of rehabilitation and resale to a qualified household. • The Lead and Asbestos Abatemcnt Component will grant $7,500 ta remove lead and asbestos from the homes of very low and low income households. County and Federal Programs There are numerous programs available to provide rental assistance and to encourage the construction of new affordable housing. The fallowing programs are available in the City of Palm Desert: Section 8 Housin�Assistancc The Riverside County Housinb Authority provides HUD Section 8 rental assistance to lower income renters within the City. The Authority subsidizes between 75 and 90 households in the City. EDA Senior Home Repair Program The County Economic Development Agency provides senior lower income homeowners and mobile homeowners with up to $6,000 to improve or rcpair their property. Funds can be used for a wide variety of repairs, and can be combined with other funds to facilitate major repairs. Fair Housin��ms The City works with the Caunty of Riverside to provide anti-discrimination, landlord-tenant mediation, fair housing training and technical assistance, enforcement of housing rights, administrativc hearings, home buyer workshops, lead-based paint pro�-ams, and other t�ousing rclated services for City residents. H�using Llcmcnt I[[-17 �l N�C'ity of Palm Uc�rrt Gcncral P12UL�II(1LIS1I1�� I'ICilll'ill Homc Rehahilitation Prc� �r�, am Thc County will fwld loans �f up tc� �20,000 for homc improvcmcnts fi��r yualifyin� lo�vcr incomc hc►mc owners. First Time Homebuycr Program Assistancc for a down payinent is less than 20% of the cost of the home, and assistance t��r closing costs is up to 6% of the purchasc pricc, or �10,000. AFFORDABLE HOUSING DEVELOPMENTS The City of Palm Desert Redevelopment Agency purchased 8 housing complexes in 1998 to provide a wide range of housing for lower income residents. Since that time, an additional 6 complexes have either been acquired or constructed by the Agency in the City. Each of these coinplexes is described below. Agency Owned Family Apartments One Quai! Ylace provides 384 one and two-bedroom apartments available to lower income ranges. There are 195 very low, 135 low, and 54 moderate incoine households curreritly living in the complex. Desert Yointe is a 64 one and two-bedroom unit project which currently houses 40 very low- income households, 17 low-income households, and 7 moderate income households. Neighbors Garden Apartments has a total of 24 two-bedroom units, 1 1 of which are rented by very low-income households, 9 of which are low-income tenants, and 4 are rented to moderate income tcnants. Taos Palms providcs 16 two-bedroom units to ]0 very low, 4 low and 2 moderate-income households. California Vi!!as is a 141 unit project which provides one bedroom units to 70 very low, 63 low and 8 moderate income households. The complex was acquired in March 2003. Lagttna Palms provides 48 units which include 4 studios, 16 one bedroom and 28 two bedroom units to 19 very low income, 27 low income and 2 moderate income tenants. The complex was acquired in July 2003. Country Village Apartments provides 66 studios to 34 very low income and 32 low income households. The complex was acquired in September 2005. Agency Owned Senior Apartments The Yueblos originally provided 15 units. In 2008 the Agency acquired an adjacent property and combincd the complexes for a total of 18 one-bedroom, 1 threc bedroom unit for a total of 19 units to 14 vcry low, 41ow and one moderate income senior households. Housing I-:lemcnt III-18 l NiCit}�<if Nalm I��scrt Gcneral 1'lan•'ll��u�ing }�lemcnt ('atulrnu Ciurdcn.s� provides 72 stuclic� and onc-bcdroc�m apartmcnts tc� 55 vcry lcnv, 13 lc�w, and 4 moderate incomc senior households. Lcrs Sc��ena.s Aper�•tmc�nts has 150 ono-bedroom units rented to 1 14 very lcn;--ineome, 29 lc�w- income, anci 7 moderate-income seniors. C'an�letil�aood Apa�-tmcnts providcs a total �f 30 onc and tw� bedroom units to 23 vcry low, 4 lc�w and 3 m�dcrate income senior households. Affordable Units Built in thc 2006-2014 Planning Pcriod /'alm Village Apartments provides 36 two bedroom units for 18 very low, 17 low and one moderate income household. The project consists of new construction, and was completed in November 2007. La Rocca Villas provides 27 one bedroom units for 13 very low and 14 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 30 years to purchasers in the very low, low, and moderate-income categories. The project includes 24 very low income, 108 low-income and 29 moderate-income households. Facilities within the project include community recreation and daycare. The Rebecca Road and San Mar•ino tlomes were part of the Acquistion Rehabilitation Resale program. Three single-family homes were rehabilitation and resold with resalc restrictions for low and moderate income households. Coachella Valley Hoirsing Coalition constructed a total of 1 1 self-help homes restricted to very low and low income households, that purchased the homes through low interest loans and sweat- equity programs. Ilahitat jor f�umunity constructed 6 single-family homes, which are restricted to very low- income households, that were purchased through low interest loans and sweat-equity proga�ns. Building Horizons homes were built as part of a vocational high school program, and provide two 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 24 mobile homeowners, 17 of which are very low income, and 7 of�which are low income. The projcct includes resale restrictions for 30 years. Housinb Plement III-19 �i��c��y�,� i�ai„� n«�� Gcncral l'lan'llousin� I�Iri»ent Otliet• Affordablc I'rojccts Sevillu (/i�rm�rly Sajt %��o��ez) Ar�crrtmc�nt.s has 512 c�ne and two-bedroom units, 1O3 of ��hich must he restrictcd tc� low inc�me h��uscholds, in cxchange t�r participation in the ('ity's Density E3unus Program. "l�he balance of the utlits are available t� market Ilousellc�lds. Hovlc�v GQi'L�C'11.5 is a privatc prc�ject which received A�ency 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. Cunler�-a, which consists of a total c�f 306 units, includes 31 units affordabic to very low and low income tenants. The units were created through the City's density bonus program. The Agency hopes to doublc the numbcr of affordable units within this project during this planning period (plcase see the policies and programs bclow). Vi!!as on the Green includcs 76 studio and one bedroom units for persons over 55 years of agc in the very low, low and moderate income categories. The City has also conditioned projects to provide affordable units within otherwise unrestricted projects, resulting in a total of 49 additional units affordable to very low, low and moderate incomc houscholds throughout the City. Summary of Affordable Housing Developments The Agency owns and operates 1,111 multi-family housing units, and 265 units are owned and operated by third parties. Therc are an additional 297 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 providinb housing, which can have a potentially significant impact on affordable housing development. Governmental Constraints Permit Processin� 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's processes are not a constraint to the provision of affordable housing. Housing F.lement Ili-20 7 N%C'itv c,f Nalm Urscrt (icneral I'lan%llc�usint� I�Icmcnt �plicatioii l�ccs nccordin� ►�� a ttosc Institute study ior thc ycar 2007, Palm Dcscrt's plannin� applicatiun and pennit fees are the l��west c�f the C�achella Valley cities, and de� n�t represent a c�nstraint on thc prc�visic�n of at�lordablc Il<�using. Tablc III-24, bclow, illustrates typical ��erinit fees. 'Table Ill-24 City of Palm Desert Plannin�; Department Fees Permit Typc Fec General Plan Amcndment/Change of Zone 1,230.00 Architectural Review (single family) 168.00 Conditional Use Pennit or Precise Plan 2,915.00 Environmental Assessmcnt 158.00 Tentative Tract Map 2,915.00 Parcel Map 950.00 Source:City of Palm Desert,2008 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 dcsignation allows 4 to 10 units per acrc; 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 designatcd Medium Density Residential in the University Park area. This overlay allows thesc lands to be developed at High Density Residential densities, when projects meet specific criteria, including the mix of housing types; the proximity of the project to commercial services; the project's commitment to including affordable housing units; and the provision of useable common area open space. The City's Zoning designations parallcl 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 thc State's density bonus provisions, the 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 III-25, below. Housing Llcmcnt III-21 TN/C�itv c�f Palm Ihscrl (ienera] Plan'}Irn�,ing I-lement 7'al�le I11-25 Minimum Development Stanctards for Residential Lones Standard R-1 R-2 R-3 PR Units per Acrc 5 10 17 1 A-22 Lc�t Arca �,000 sq. tt. �,000 sy. Ft. 10,0O0 sq. I�t. 2,5O0 s.f. Lot Width 70 fcct 70 fcct 90 feet 250 fcet Lot Dcpth n/a 100 fcct 100 tect n/a Building Lot C`overage 35% 50% 50% 40% Common Area N/A N/A 3Q0 s.t:/unit 40% Building Height 1 story/18 feet 22 fcct 22 feet 24 fect Parking Reyuircd 2 spaces/unit 2 spaces/1 2 spaces/1 2 spaces/1 covcred covercd covcred Sourcc Ciry uf Pahn Drscrt Zoning Ordinancr 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 strcets that allow parking on both sides must have a paved width of 40 feet. The City will also allow deviations to thcse standards, including the narrowing of streets if on-strect parking is restricted. Public Works F�es Table II[-26 depicts the City's Public Works fees, which include those fees associated with site preparation and infrastructurc. Table III-26 Public Works Fees Grading Plan Check (per plan) $775.00 1S` 3 acres $310/acre ea. add. acre SWPPP/NPDES Plan Check $137.00/acre PM 10 Plan $258.00 `/z Strcet Improvement Plan Check $891.00/1000 LF Stonn Drain Plan Check $1,290.00/1000 LF Signing and Striping Plan Check $882.00 Traffic Signal Plan Check $1,176.00 Faithful Performance Bonds 100% of Public Improvements 25% of Grading Signalization linpact Fee $50.00/unit Drainage Impact Fce $1,000-$1,500/ac. (based on location) Fringe Toed Li�ard HCP Fee $2,371.00/acre Because individual projects vary greatly, it is not possible to detennine an average cost per unit based on Public Works fees, however, the limited impact fecs charged by the City make it one of Housing F.Icment 111-22 TN�C'ity c�i'I'alm [)cscrt General 1'Ian�Housin� 1=lement the Icss costly in thr Coachrlla Valley in �vhich to devel�l�. These tces are not a cc>nstraint on the devcic�pment �f af�t�rdable housin�. Builclin�l Cc�dc Requircmcnts As with most communities in Califon�ia, thc City has adc�pted tlie Calitornia BU;��i��,� c��ie �c�c>, and updates thc Code periodically as Statc-wide updates arc devcloped. ('urrcntly (2008), the City is cnf�rcing thc provisions of the 2007 CBC. Thc City cannot adopt standards that are less strin�ent than the CBC. Si�lce all communities in the State enforce similar �COViS10I1S, thc City's CBC requirements are not an undue constraint on thc development of aft��rdable housing. Buildin� Permit Fees The Building Department charges on a per square foot basis for building pern�it plan checks and inspections. For single family homes, the architectural and structural charge is $0.33 per square foot for plan check, and $1.10 per syuare foot for inspection. For multi-family residential units, the architectural and structural plan check fee is $0.28 per square foot for projects less than 15,000 square feet, and $0.25 per square foot for project of cnore than 15,000 square feet. Inspection fees are $0.35 per square foot for the smaller projects, and $0.29 per square foot for the larger projects. In all cases, whether single family or multi-family, additional charges apply for plumbing and electrical inspections. 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. Thesc 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. Economic Constraints Economic constraints are those associated with the cost of land and construction, and the ability to finance any housing, ranging from single family homes to larger apartment or condominium projects. The cost of land varies somewhat from City to City in the Coachella Valley, but the cost of construction, and the ability of homes and projects to financed, is regional in nature. Land and Housin 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 Palin 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 median cost of existing single family homes has been significantly affected by the current economic downturn, standing at $353,000 in April 2008, which is a 13% decrease from the same period in 2007. The median price of new homes in mid-2007 was estimated to be $420,000, but this number is also expected to have come down in recent months. Housing rlement III-23 "I N/(:�ty c��I'altn 1)c�crl Gcnrra] Plan/Iliiusing Llemcnt "Che 20�O C'ensus idcntitied that the median rental rate in the City in 2(10O was `�735. In orcicr tu update this information tc� currcnt (2O(18) cc�nditicros, representative rcntal rates for non- subsidized a��artments ��ere collected, and are provided in "I�ablc Ill-27, below. Tablc 111-27 Representative Apartmcnt 119arket Renta! Rates in Palm Desert, 2008 Project Name Unit Sirc 1�larket Rental Ratc Sevilla 1 & 2 E3drm $950-$1,350 I)esert }�ountains Studio & 1 Bdrm �720-$899 1)csert Oasis Studio, 1, 2 & 3 Bdrm �G99-$1,410 The Enclavc 1, 2 & # Bdrm $1,144-$1,568 Emerald Placc Studio, 1 & 2 Bdrm $965-$1,115 Royal Palms 2 Bdrm �995 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 icnpact 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 continuc 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 thc City. Physical Constraints A�e of Housin Sg tock The City's housing stock is relatively new. As shown in Table III-19, above, 7,888 existing housing units in the City are over 30 years old, representing 34% of the housing stock. Maintenance in the City is not a si�mificant issue, however, and the Redevelopment Agency has programs in place to assist lower income households with home repairs and improvements. Environmental Constraints The City is identified as Zone IlI and IV in thc Uniform Building Code for seismic activity. The UBC imposes certain standards f'or construction in these zones, which inay add to the overall costs of housing. These standards, however, are necessary for the public health and safety, and arc common throughout the Coachella Valley and California. The standards required to protect the City's residents from seismic ha�ards are not considered a constraint to the provision of housing. Hou�ing F.lement lll-24 I�N/('�tv c�i Palm I)e�rrl Gcn��ral Plan�lloutiine I�Irnicn� Ener�;�• Lonscr��ation In additi�n to the rcyuiremcnts of Titic 24 c�f the E3uildinb Code, thc City has ena�tcd additional cncrgy et�ticicncy rcquirements, water cc�nserving laiidsca��i�lg reyuirements, and has a numbci�c�t� cnergy conservation prc�grams fi�r residents. Although thc cosl of installation �f�cncrgy efticient, "grcen" or similar products in a home or a�ai�tment may increase the initial cc�st, the aff��rdable hou�ing providers wh� participatcd in the City's workshops for this Housing Element clearly indicatcd that the cost differential was hccoming smaller as tcchnologics improved; and that the long term benefit tc� the hc�me owners or renters was worth the added initial expense. These dcvelopers, and the City's Rcdevelopment Agcncy, implcment cnergy conserving construction to thc greatest extent possiblc in their projects. Ilousiiib Elemcnt III-25 TN.('ttv c�t�1'alnt Uc.crt (;rnrr��l PI,uL'llousing Llrment I�OUSINC NEEDS SPECIAL HOUSING NEEDS This sectic�n of� the Housin� E�C111Cl11 quantifies lu�useholds with special nceds such as farmworkers, the homeless and thc elderly living in the City. These housclu�lds can have housing necds which may be more difficult to address, and which reyuire special attention. Fann Workers In 2000, thcre were 22 persons employed in "farming, fishing, and forestry" in thc City, down from over 200 in 1990. 'I'he City's crnitinued urbani�ation has eliminated fanning activities in the City. Age-icultural activities are focused on the east end of the Coachella Valley. As such Palm Desert is not an employment center for agriculture. Homeless The Riverside County Department of Public Social Services completed a homcless count in 2007 for all cities in the County. That effort idcntificd 12 homeless persons in Palm Descrt. A number of organizations provide services to the homeless throughout the Coachella Valley. In addition, Shelter From the Storm, which operates battered women's shelters in several cities in the Valley, operated one in the City for 20 women and their children. Thc City is also participating in the Coachella Valley Association of Governments' (CVAG) Homelessness Strategic Plan, which is currently (2008) establishing a regional shelter for 125 homeless persons. The shelter will also provide a central location for service providers to assist with transportation, health care, mental health services, child care, and other social services. The Strategic Plan also includes goals to establish 225 emergency shelter beds (doubling the current size), 225 transitional housing units, 200 supportive housing units and 200 rcntal units in the western Coachella Valley by 2010. The Elderlv In 2000, the City had 1 1,339 persons ovcr the age of 65, representing 27.6% of the population. Thcse seniors were in a total of 7,356 households. Thc Census further indicated that there were 6,176 owner-occupied senior housing units, and 1,661 renter-occupied housing units. There are five senior apartment projects in the City which are owned by the Agency, providing 294 units for very low, low and moderate income senior households. Nursinb care facilities in the City include the Carlotta, with 192 beds; Manorcare Health Services, with 178 beds; and Monterey Pallns, with 99 beds. Disabled Persons The 2000 Census identified 7,833 persons in the City with disabilities, of which 3,505 were persons over the age of 65. The California Building Code requires that all new multi-farnily construction include a percentage of units accessible to persons with disabilities. The City of Palm Dcsert Building Department requires compliance with these standards as part of the Building Pennit review and inspection process. The City's affordable housing projects include units for persons with disabilities. Housing Flcment Ill-2fi 1�1�/('itv of I'alm Or�ert G�nrral Pl�n/Ilousing l:lc;mcnt Lar�c Families The 2000 Census indicates there were 1,052 hc�uschc�lds with five or mc�re persons in the City. The Ccnsus further indicatcd that SK9 oi� these hc►useholds livcd in o�mcr-o�cupicd housing wlits, and 4G3 lived in i•e�lter c�ccupied housing units. 1�he Census also ideiltitiecl a tc�tal of 1,K7�) h�using units with 4 or morc hedrooms. Tlie stakeholders' workshop conductcd iii Februai-y 2008 in preparation for this I�ousing �lement update revealed that local aftordable housing providers, including the Coachella Valley Housinb Coalition, are tinding that the nced for largcr units, although not eliminated, has bccn reduced in recent years. A drop in the number of children per family, and an attitudinal diange in multi- generational living werc theorizcd to bc the rcasons for the lower demand for these units. Sin�le-Parent Families 1,165 single-parent families resided in thc City in 2000, 328 of which were composed of a male head of household, and 837 of which had a female head of household. Affordable Units ai Risk Thc Sevilla apartments, formerly the Saint Tropez apartments, include 103 units restricted to very low, low and moderate income households. This project, privately owned, is at risk of eliminating the affordability restrictions during the planning period. The City has been in discussion with the owner of the project, and will make every effort to assure the long term affordability of these 103 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-28 provides the current (2008) income limits applicable in Palm Desert. The median household income for a family of four in 2008 is $62,000. Table III-28 Income Limits for Riverside County 2007 # of Modcrate Low Very Extremely Persons Low Low 1 $49,600 $33,100 $20,700 $12,450 2 $56,700 $37,850 $23,b50 $14,200 3 $63,800 $42,550 $26,600 $16,000 4 $70,900 $47,300 $29,550 $17,750 5 $?6,200 $51,100 $31,900 $19,150 6 $82,200 $54,850 $34,300 $20,600 7 $87,900 $58,650 $36,650 $22,000 8 $93,600 $62,450 $39,000 $23,450 Housing F.lcment III-27 l N%Clty c�i Palni I)c:crt Gencral Plan'll�usin� I-:lrmcnt Houscholcis (�vcrpayin�_f��r Huusin�; Whcn �i houschold pays morc than 30%� c�t� a its incc�me trnvard its housing cxpcnscs, it is considcred to be over-paying. 'T'he 200U C'HAS Databook ideillifies the follo�vin� hc�uscholds c�vei-payin� t�n c��using: 1'able 111-29 Overpa,yment b�� Income Level 2000 IIousehold Type Low Very Low Extremely _ Income Income Low Income Total Renter Occupied 330 475 423 Elderly renters 230 260 230 Small family rentcrs 90 205 168 Large family renters ]0 10 25 Total Owner Occu icd 1,790 649 450 Elderly owners 1,020 480 300 Small family owners 706 1 19 95 Lar�e family owners 64 50 55 Affordability of Housing In order to determine thc level of affordability for market housing in Palin Desert, a comparison of for-sale and for-rent market housing was undertaken. Table III-30 illustrates that the modcrate income houschold of 4 in Palm Desert is able to find rental housing well within its ability to pay, but falls $83 per month short in being able to afford to purchase a mcdian priced home. The Table demonstrates that although rental units are still affordable to moderate income households in the City, the moderate income household may not be able to purchase a home in the City. Table III-30 Affordability of Housing 2008 Type of Housing Cost Ownership Rental Median Single Family $353,000 N/A Purchase Price Median Mortgage Costs $1,855 N/A (PITI) Rcntal Rate N/A $1,150 30% of Moderate $1,772 $1,772 Household Income Affordability Ga -$83 $622 Re�ional Housing Needs Allocation The Statc and Southern California Association of Governments develop housing allocations for each Housing Element planning period. For the 2006-2014 planning period, Palm Desert's share of the Regional Housing Needs Allocation (RHNA) is: Housing�lement III-2R I N�C'itv c�f 1'alm llrscrt (;cnrral 1'lan�llc,usin� f�lem�nt Tablc 111-31 RIINA b,y Income Catc�ory, 2006-2014 Units Extremely Low 553 Vcry I.ow Income 552 Lo�- Inc�me 759 Mc�derate Inec�me 847 Ahovc Moderate Income 1,875 Total Units Needed 4,586 Quantified Objectives Tablc III-32 Quantified Ob'ectives Matrix, 2006-2014 Income Cate or Ver Low Low Moderate Hi h Total New Construction 1,005 659 747 1,875 4,286 Rehabilitation* 100 100 100 0 300 Conservation 20 20 20 0 60 *Include� 300 market units to be purchased,rehabilitated,and converted to affordable housing units by the Redevelopment Agency. Ifousin�;}:lcmcnt Ill-29 l N�City ot I'alm I)c�rrt Gcnrral Plan�lluusin� f-:lemcnt I.ANU IN�'EN"I'OkY Since prcparation ot�thc 199K-2UU6 t Ic�usitig Elemcnt, State law has changed to rcquire s�ecific analysi�, on a E�arcel level basis, of lands availablc for the development of h�using in the City. The City's Kcgional Housi�lg Nceds Assessment fi�r 200G-2014 estimatcs that a total of 4,586 l�ousing units will be huilt in the City. Of�tliese, 1,R75 arc cxpected to be constructed f�r those �1� above moderate incomc. These units arc cxpected to he market-driven, and cunstructed in the singlc family homes traditionally built in the City. The remaining 2,71 1 housing units arc to he providcd for those of very low, low and moderatc incomes. Thc rising cost of land anci housing makes it likely that thcse units will bc of higher density, although thcy may be either for-sale or for-rcnt units. Land in the southern portion of the City is mostly built out, with c�nly infill development opportunities available at higher dcnsities. Thc Land Use Element includes the University Park area, which is designed to accommodate this higher density. Table I[I-33 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. It must be noted that the General Plan land use desi�mations applied in 2004 have not been reflectcd to the Zoning Map. As a result, parcels shown in the Table as PC (Planned Commercial), are designated Medium Density/High Dcnsity Overlay in the Gcneral Plan, and will requirc Zoning Map amendments. The rcquirement for Zoning Map amendments is provided in the policies and pro�ams of this Elemcnt. Ilousing Element III-30 "I NiCity of I'alm I)esert (�cneral I'lan�I(c,usini Llcmrnt 'I'ablc lll-3:i Invcutory of Availahle Vacant Lands Assessor's Parce! No. Zone Size (Acres) Potential Units 694-13U-009----— _ P(:* 10.21 _ 192 ---- - --- - -- - - 694-I 30-0 l 0 NC'* 24.16 200 694-130-002 - � _ YC* 3.48 72 694-190-008 --- -- — PC* 15 of29.36 225 694-200-014 PC* 1 1.41, 19S 694-130-012 ---- - PR-5 33.71 --- -- 505 694-180-003 PC* 1 R.92 - _ -250 6R5-010-005 YC* 15 2R0 694-310-001 &005 PR-5 35 520 694-120-012 PC* ]0 200 627-273-01 S R-3 0.3 7 627-273-005 R-3 0.3 7 627-351-039 R-3 0.3 7 625-171-001 R-3 0.3 7 627-121-044 R-3 0.25 6 627-121-045 R-3 0.25 6 627-121-035 R-3 0.39 9 627-301-022 R-3 0.31 7 627-153-007 R-3 0.22 5 Total Land and Units 210.25 2,700 *Requires re-zoning. Property designated Medium Uensity Rcsidential / I�igh Density Overlay in Gcneral Plan As shown in the inventory, approximately 2,700 units could be constructed on lands which are currently available for multiple family residential development. In addition to the vacant lands included above, the Redevelopment Agency currently has commitments for an additional 103 units at the Vineyards project, located at the northwest corner of Frank Sinatra Drive and Cook Street, as well as 21 additional units at Emcrald Brook, located on the north side of Frank Sinatra Drive, west of El Dorado; and 31 units at the existing Canterra project; and has produced 88 units between June of 2006 and June of 2008, in this planning period (see Existing Housing Projects, below). Finally, the Redevelopment Agency continues to identify and purchase existing market rate apartment projects for purchase, and conversion to affordable housing units (See Redevelopment Agency Funding section, below), and anticipates the purchase and conversion of 300 units during this planning period. Therefore, this Element identifies available lands or comtnitments and existing projects totaling 3,243 units, or more which is inore than sufficient to accommodate the very low, low and moderate income units assibned to the City in the RHNA for 2006-2014. Housing l�lement III-31 l N;('i�v c,t�P�ilm I)rscrt Gencral Plan;"f I��usin� ! Irmcnl RLUEVELUPMEN7' AG�;NCY 1�'UNUING I�i c�rdcr to ac}iicvc thc units icicntiticd in thc IZHNA, ai�d assurc that the lands shc�wn itl thc Table 11I-33 are develc��ed, Itedevelo��ment Agcncy participation will be necessary. As part �f this Housing Clement updatc, thc A�cncy preparcd projcctiuns of rcvenuc and expcnses f�r the period frc�m 20OG thrc�u�h 2014. 1�he Agency receives approximatcly �16 million atulually in housing set asidc funds. Tlic �rojections are providcd in Tablc IIl-34, belo��. IIou�ing F.lement III-32 C ;l� �/1 'Y J C `Y :G �'� O '7 r � r�l v-, � O� C �t �7 � rt ^ rJ r,� U r"� � .^_ OG `+ C'J � ^ Q' �� f^J J :J` � �', Q� �r', �� l'1 x C v'�, oC .p U �p .--� �i O v"7 N �!� �. —� �'Y C'J �L ^ r. u �--� N �!1 (f� M (/'! ^. i/�� .-. .--� •--� � � V', PJ oC I �' (!: V:� b9 � (/: V5 N ^fl tn N) � C o, � �G 00 f J C'J O �G �J M [� J N � M ,G N /l �'J N O ^ �"f '7 O M �/'1 N �C ^ O N �G N N O �C N � M `7 Vl V1 OG [� V'� V1 r. p fV � O V1 N '�f �G O OG ('J �G C. 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L1 �7c7ac� ..a c� � [— I N�C�t��it�Y;ilm lles��n Grneral Plan%FI(�USII]L' L'ICII1CIll PUBLIC PARTICIPATION 'T'he City held two community workshops at the hc�inning c�f the update ��rc�cess in Fchruary uf 2008. Thcsc wc�rkshol�s were dii-ectcd toward stakcholders and COIT]I17UIllty I11Ci11hCl'S. A �l)lllt City Council and Planning Commission worksh��p was held in May of 2008, t� rcvicw the rcvisions to the Element, and the goals, policies and programs. Finally, public hcarings werc held before the Plannin� Commission and City Council for the adoption of the Element, in , 2008. Housing Element III-34 11�/C'itv c�f�I'alni Ue�ert <�cncral PIan/I�ou,in�� I�lcmcnl C:OALS, 1'Ul�IC1ES AND PItnC:RA�1S Goal 1 A Val'1Cty Ot �lOUS117� ty�)CS l�l�ll Il1CCt A�� nt t�1� �IOUSlI1�T IICCCJS fOI' �i�I IIICOI11C �T!'OU�)S W11�]II7 l�]C ��lfy. Goal 2 The preservation and maintei�ance oCthe high yuality of the City's affordable housing supply. Polic,y 1 New affordable housing projects shall be encouraged in all areas of the City. Program 1.A The Agency shall implemcnt the following affordable housing projects during thc planning period: • an additional 51 units at thc Vineyards • 31 units at Canterra Phase II • 21 units at Emerald Brook • 200 units at Dinah Shore and Portola Responsible Agency: Redevelopment Agency Schedule: 2006-2014 Program 1.B The Agency shall pursue the planning and implementation of the following project during the planning period: � 520 units that will include single family for-sale and multi-family for rent units at Gerald Ford Drivc and Portola Responsible Agency: Redevelopment Agency Schedule: 2006-2014 Program 1.0 The City shall cncourage and facilitate the dcvclopment by private parties of the following projccts for very low, low and inoderatc income units: • 280 units at Key Largo • 195 units at Frank Sinatra and Cook Strect • Approximately 505 units at Dinah Shore and 35`t' Avenuc ("Ponderosa lI," southwest corncr) • Approximately 250 units at Dinah Shore and 35`�' Avenue(southeast corner) • 52 units at Frank Sinatra and Cook Street ("The Vineyards" /�lorthwest corncr) Responsible Agency: Redevelopment Agency Schedule: 2006-2014 IIc�using I�.lement 111-35 I N ('itv�f Palm Ucsrrt Gcncral Planill�using I�:I�•nicnt Pro�;ram 1.D Thc A�ency shall COi1L111UC tC1 1Il1�Iei1lClll t�1C Sclf Help H�usin� program, ancl sliall idcntify IS househ�lds to be assistcd by the pro��ram in this rlanning peric�d. Responsible Agencv: Rcdevelopmcnt A�enry Schedulc: 2006-2014 Program 1.E The City shall maintain its inventory of sites �oned for PR-7 and R-3, and shall ena�urage the incorporation of affordable housing units into thcsc projects as thcy are br�ught forward. Responsiblc A�ency: Planning Departmcnt Schedule: Ongoin� as project applications are submitted Program 1.F In order to assure that sufficient lands arc available for affordable housing projects dcscribed in Programs 1.A and 1.B, the City shall undertake, or shall process private party Changes of Zonc on the following parcels to provide �oning 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 c�f 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 35`h Avenue and Dinah Shore . 19 acres of land at the southeast corner of 35`h Avenue and Dinah Shore Responsible Agency: Planning Departmcnt Schedule: 2009-2014 Policy 2 The City shall prescrve existing affordable housing units. Program 2.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 Program 2.B The Agency shall maintain the existing resale restrictions and other subsidies on its 298 ownership units. Responsible Agency: Redevelopment Agency Schedule: Ongoing Hou�ing F.lement III-36 I�N�C'�ty c�f I'alm l)c��rt (�rncral Plan�liousinL I-:lcmcnt I'rogram 2.0 Thc Abcncy shall maintain c�wi�crship oi�its l,1 1 1 existing rental huusiiib units in order tc� assure lcmb tcnn afi��rdabilit�� t��r these prc>jeets. Responsiblc A�;ency: Redcvelopmcnt A�cncy Schedulc: Ong�ing Pro�;ram 2.D The Agency shall c�ntinuc its program of acquirinb market rate apartment pr��jects f�r rehabilitation atld c�nversion t<� af�fc►rdable UI11tS, with the goal of converting 300 throu�h the planning period. Responsible Agency: Redevelopment Age�lcy Schedule: 2006-2014 Program 2.E The City shall encourage the preservation of existing mobilc home parks by non-protit agencies or organizations, in order to preserve thcir affordability. Responsible Agency: Redevelopment Agency, City Manager's Office Schedule: Ongoing Program 2.F The Agency shall coordinate between affordable housing developers and social service agencies to encourage the integration of services such as child care,job training, vocational education, and sitnilar progams into new affordable housing projects. 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 A�ency: Redevelopment Agency, City Manager's Officc, Community Development Department Schedule: Ongoin� Policy 3 The City shall continue to strive to meet the State-mandated special shelter nceds of large families, femalc headed households, single parent families, scnior citizens, and disabled individuals and families, and shall consider including units for such households in its projects. Program 2.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 Officc, and shall maintain information at City Hall and the Agency's affordable housing complcxes. Responsible Agency: Redevelopment Agency Schedule: Ongoin� Program 2.B The City shall work with the Senior Center and other appropriate agcncies in assisting whenever possiblc in the housing of disabled residcnts, through participation by the Redevelopment Agency. Responsible Agency: Redevelopment Agency, Senior Center Schedule: Ongoing Flousing Elcment III-37 I N/Citv c,f�Palm I)r�cn (;rneral I'lan-lluusin� C:lemrnt Polic�' 3 The ('ity shall strive tc� E�re�vicle shelter l��r the l�omeless. Program 3.A Thc City shall conti�tuc tc� work «�ith CVAG c�n a rc�ional sc�luti�n fi�i- homrlessncss, includin� the Multi-Servicc Center in North Palm Sprin�s, anci the beds and scrvices it will pr�vide. Responsible AKency: City Man�ber's Ofticc, City Council Schedulc: 2008-2014 Program 3.B The development ot� homeless shelters and transitional housing shall be maintained as a conditional use in the R-3 and Planned Residential districts in the Zoning Ordinance. Responsible Agency: Community Development Dcpartment Schedule: Ongoing Program 3.0 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 homelcss services. Responsible Agency: City Manager's Office Schedule: 2003-04 Policy 4 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 4.A The City shall keep in regular contact with the Riverside County Housing Authority to ensure that Section S housing assistance within the City is actively pursued. At least 30 households should be assisted every year. Responsible Agency: Redevclopment Agency Schedule: Ongoing Program 4.B The Agency shall work with affordable housing organizations to preserve the affordability of the Sevilla project (formerly known as Saint Tropez), which is currently at risk of losing its affordability restrictions. The Agency may consider financial assistance or purchase, assistance in preparing applications for funding through state and federal pro�ams for third party owncrship, and other means to assure the long term affordability of the project. Responsible Agency: Redevelopment Agency Schedule: 2008-2010 Policy 5 The Redevelopment Agency shall annually allocate funds to eligible projects for review and consideration, in conformance with its Five Year Implementation Plan. Policy 6 Housing Element 111-38 l N/('itv uf Yalm l�cscri C;cneral Plan'llc�using I�:lrment The City C'c�uncil shall e<�nsider, as an aclditional incentive, the rcductic�n, subsidirin� or deferrin�of develc��ment fces to tacilitate thc clevclopment uf ai�ti�rclahl� housin�. Yolicy 7 1'he City shall continue to address the nceds c�f the senior populatic�n in the d�velc�puient ot� l�ousing. Program 7.A The City shall maintain the Senior Housing Ovcrlay District and the Second Unit Housing standards it� tl�e Zoning Ordinance. Responsible Agency: Community Developmcnt Departme»t Schedule: Ongoing Program 7.0 The City shall continue to encourage the development of assisted livin� facilities for seniors. Responsible Agency: Redevclopment Agency, Community Development Department Schedulc: Ongoin� Policy 8 The City shall implement the State's density bonus law. Policy 9 The City shall encouragc the rehabilitation of existing housing units. Program 9.A The Agency shall annually fund the Single Family Rehabilitation Program and Housing Improvement Program, for 20 households each ycar. Responsible Agency: Redevelopment Agency Schedule: 2003-04, Ongoing Policy 10 The City shall maintain the Rental Subsidy Program, the Mortgage Subsidy Program and the First Time Homebuyers Program. 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 Encoura�c cnergy conservation through the impleinentation of new technologies, passive solar site planning and enforcement of building codes. Please also see the Energy and Mineral Resources Elcment. Program 12.A The City shall maintain an Energy Conservation Ordinance which mandates conservation in new construction beyond the requirements of the California Building Code. Responsible Agency: Planning Department Housing Elcment III-39 'I N-('it��c+f Palm [)csrrt Gcnrral Plan/11c�u�ing Llcmcnt Scheciule: 2010-201 1 Yro�;ram 12.B The City shall encourage Grecn F3uilclin� tcchnic{ues, rccycli�ib iti dem�litic�n, and the use c�i� rccycled, repuipc�sed and reused materials in all ne�� af�t��rdable housing J�rc�jects tc� the �reatest cxtcnt possiblc. Responsible Agency: Redevclopment Agency, Planning Depatrtment, Buildin� Department, Public Works Dcpartmcnt Schedulc: Ongoing Housing Glcment III-40