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Home My WebLink AboutGeneral Plan 2008 Housing Element Update �;�� __. �i }.,�g..-r° +T, �� „�.. � ' G G zrir.,_alv�Yi3 i�3��„ 7 � �� il� ^'�;v�,h,i`"lPit'wr7 ^�fe.....,�. � '�, L.__; f� s.i�:S 61'i,� a Ey ,,,e,,, CiTY OF PALM DESER��T �-� �,��i� ,W€��,�� DEPARTMENT OF COMMUNITY DE��nonn�ni-r__ * 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 DATE: June 26, 2008 CONTENTS: Draft Element 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). II. EXECUTIVE SUMMARY: Approval of staff recommendation will authorize the submittal of the General Plan 2008 Housing Element Update to HCD as required by State Law. III. BACKGROUND: Previous Housing Element (1998-2006) 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. 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 -- - ary or r.r�a�,� �.a=,_ __ � ....." ' � � �a�� ___ - i 'Anrrrrsify PurA.Artn- ' ' s �� Gnvr�d Plnn 2000 � F��' -- - CityCnmiril Rrsalutinn OQ-20 — .x._ �id.�roni�a.ir iwr, OEIEMLRAN]000 r . .' — . ^ J UNWSECOOES iy+ ��}s , �- r .' ... . .�.� � � '�� ?��-i,� s�,.�� 1U ~�� .� ._ �� ,5 ��t ';� .. ,.... �.......,.. �� ..,b �r: �,. a�t� �' k ,.. ..,--.,.e�,., ar\\\�: ,. .. R �'' ��„�a � �•�....'..�... ;'s y; c< � =' .+�..�..w a*y��G. �� \�a...., �. . .a+.�Y.r�•�. a� t:mYy: � '��1 . 71%a,.n.�..�.�.�. ...r�... I MI#x0 \,e:'., �� ...�. �vo� '.�.. �'}}j'�.. t �r�� ,4�f.�'r>'�; �\�..«� �iM..... � � �� c \\\\\ .�:\'. �u. .. � ,•j�� \\\ � i ♦ �...�.........��....� .` �� 1q'� _Y\\`\\\��\� �a �-»,.., �,.r:o\�\\� �\� � ,�� F...., , � . \�� \,2, D u ".R,�.�, �� '\\\��\\:\�,��: —nfrrcawiwi6i�,�— . � os+v �r oe+ �c� ai �` ..� � 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 onfy 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 GENERAL PLAM 20W �� µ�Ny. UNDUSE COUES Clly olYalm Deseit .,>..,.+,...:.. �' `.�'" i .. ,.. . ...�,..,,,.... 4^ ;� 'Un/ven/tyParL.6es• .. �._„�. .... � .. ... .-. M... �w....H........✓.,.,..o...� �,� Genera/Han1000 � � � „ ,,,.. � ary cou,.d� � � ...'. + j'� � Reao/uUoa 04-70 . �,.... .....,.... _.. � �� v..'��e.ia�� , . i � I %2 ... -..,.��-.,_ � � • I .. ,,. %//. . . .,.....,_ ..� � , � ...,. a y�f6:��.i. -- -- \� �i;y�� «+. ' ,� �; :"..: �\\ ' r.. '.::::;;::._... .. K ,.`. ....__,. ,� - �.`:..:.:�. �.,,.. � � o�.�...mo�.�. I .� 'v . . nie.r _ �+n.l ��::11Y�:. � — — . � �� i _.--- — — ��\�`�\\� - - - - _._;; ��,�,� . � . � � �� ....w _ _ ., . �� : ,... �Y,'; �\:�`��;� � , . . . . .._ :•—�" rsrsr— . .. i .. ----- -_ _J 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 .._..__._ .... .....___ _ . . .--r � GENERALR�NAW '` "` I Gt ofPa/mOtx�t ' I UNOUSEGODES r .��.«YMµ�..Fn`.�,n .,,. i �' I ......�.,..�.., �"„�" 4....._�`,,._...�.�....,.. �� -UOlve�s/ryHrrkMra- Genera/Phn?000 � � .� ,J��• �.w ��, �I C/[yCound/ � - �. i ' "i' }``' ('�� : - T... Reso/utbnOd•10 ; ..._. ..._..,, ...... ,..,.��t�ow i I � ..�...... . ...... ... .�.._. *e }i . . I �� '.,.,, ..._.... � � " �-- ..,. �� .., �� ; ^� %ij� _ . .•. III�� -� � .. o... . . ��:��,:,, o,M�..�,...,�. ��,•� ' �;� �.4� ��f % _ _ _ � �� '\` !�w - -- - -- ` '`��\:�� \` � _� ..._- _w � << [ d �\\\l�ro ? ..... --- — � ,�,� --. . .. _,.— ..._ ... , _.__ _-- �� .. ., , ., � ' __.. ...___--._..._ . _.— .__ 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�N1City of�l'alm I)csert (;encral Plan/E Iousing }•:lcmcnt 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 clected 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 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 available in the City to accommodate future growth. Land use designations are designed to accommodatc 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 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. 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 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 moderate income households requires the cooperation of all levels of goverrunent. (4) Local and statc 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 al] economic se�nnents of the community. Ifousing Llcment III-1 1�N!City ol�Palm Dcsert Cicncral Plan�l�ousing Elcnient (5) "l�he legislature ►-ecognil.es that in can-yin� out this responsibility, cach local goverm�cnt also has the responsibility to considcr economic, em�ironmental, and fiscal factors and co�nmunity goals set forth in the General Plan and to cooperate with other local �OV(;I11111e111S, and thc statc, in addressing rcgic�nal housing nccds. Section 65581 of the Government Code states that the intent of the Legislature in enacting these requireincnts 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 pro��rams, 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, improvemcnt, 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 nceds of all economic segrnents 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 o1�I'alm 1)cscrt C;cncral Ylan/1�c�u�ing F•:lemc nt Pro�ram I.A �'hc Agency shall pursue dcvclopme�lt of 162 rental and 1 17 ownership u�lits �vest oi� Coc�k Street, between 42nd Avcnuc and Mcrle, as an affoi-dable family pi•oject. Of the 162 rental units, 154 shall be restricted tc� very low income households, and 8 shall bc restricted to lrn� incc►me households. Responsible Agency: Redcvclop�ncnt Agc�lcy Schedule: 2002-2005 I:valuation: 162 rental units N�ere develop�d in 2003, consisting of 73 very /oN� income and 89 low income units. The Agency also develnped 27 very low and low� income senior rental units at the Lu Rocca Villas project dt�ring the previous planning period. The Fa/con Crest project consists of 93 oK�nef•ship units, 13 of u�hich are available to lo�� income oia�ners, and�40 ojh�hich are available,for moderate income ou�ners. 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 were six self-help housing units built in the planning period, and 14 additional units are planned and will be constructed in the coming planning period. The Agency x�ill continue to ��ork u�ith agencies such as Ilabitat for Humanity and Coachella valley Housing Coalition to identify additional properties where self-help units may be implemented. Program l.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 Evaluation: The Agency owned 745 units at the beginning of the previous planning period. During the previous planning period, the Agency also acquired, restricted or constructed 335 additional units, including 141 units at Culifornia Villas, 48 units at Laguna Palms, 66 units at Country I�illage, and 30 units at Candlewood. In addition, 1 S units at Villas on the Green, 31 units at Canterra, and two units each at River Run One and Pacific Assisted Living were realized through 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 Ageney: Redevelopment Agency Schedule: Ongoing Evaluation: `I'he Desert Kose project continues to be a .fi�lly functioning project with income restrictions in place as they have been since its construction. There are 161 homes in the project, 24 of which are owned by very lox� income households, 108 by low income households, and Z9 I Iousing P.lement III-3 TN�('ity c�f Palm Ucscrt General Plai�/llousin� I:lement b�� n�odcra�e inennie hoirsc�lzolds. 7he A�c�nc.�� i��i�ends /o nrarra�ain tl7e aJ��rdcrbiliry ��/� t/�is otil�ne�shi/�pi-oject tlzroTr�rh tlae nert��lun�ii�r�period a�rd bc�l�o�id. � - Pro�ram 1.E "I,hc Agency shall maintain owncrship of its 745 cxisting rental housing units in order to assure long ternl aff�>rdability foi• these projects. Responsible Agency: Rcdcvelopment Agency Schedule: Ongoi►Zg F.valuation: 7he Agency has maintained oK�nership �f the 745 units since the begi�zr�ing of the previvus planning period, and has purchased or constructed additional units. See Progf•am 1.C., above. Policy 2 The City shail continue 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 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. 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 Ciry Hall relating to tenant rights und other Fair Housing Act issues as well as at each of the Agency's rental properties. The Redevelopment Agency also ref'ers complaints to the Fair Horssing 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 Redevelopment Agency. Responsible Agency: Redcvelopment Agency, Senior Center Schedule: Ongoing Evaluation: The Redevelopment Agency accommodates the Americans with Disabilities Act (ADA) in all its projects, and provides for ADA accessible or adaptable units in its new projects. In addition,privately developed projects are required to meet current ADA 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 Schedule: Ongoing Housing Llement III-4 "I�N ('itv of Yalni I)cscrt General YIan�Housing l��lcment I;��u/ircition: 77�c� �'ih� is homc to a Sltellcr .fi•om ll�c Storm .Jacililv 1�r•/tich /�rnvidc�s ?0 h��o- bc�cb�ooin t�-ansilioi7ul units for �•oinc�n a»d Ilteir childre��. Iji addition, t/�e (.'ity is/�articipatinK in the ��egionul homc�lc'S.S7ICS.S IJl"O�,T��am bcin� develn��ed tllroz��h thc Couchellu Vul/ey Associution O� �iOi�C'/'1ZI7?C'i7lS' �S('G' HOIYIC'IC'S'S'ilP.S'S S('CI1011, �7C'IOYt�. 1{?C' �.'ll)�,S ZOi11i?�r �)i"Cf111LZi1CL' COi2lli1llL'.S 10 allou�hon�elc�ss sl�elte�•s us u cojrditionul trse. Program 2.D Thc City shall encourage local organizations, such as the Coachella Valley Rescue Mission, Martha's Village and Catholic Cllarities, to apply to the City for the assignme»t of CDBG funds for homeless services. Responsible Agency: City Manager's Officc Schedule: 2003-04 Lvaluation: 7he City annually receives requests fi�om a number of organizations for assistance through the CDBG program. In the previous planning period, the City provided CDBG funds to organizations such as the Shelter from the Storm, the Fair Housing Council and the Riverside County Department of'Socia!Services 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 Agency: Redevelopment Agency, City Manager's Oftice Schedule: Ongoing Evaluation: The City hus not acquired mobile home parks through this program, nor have third party organizations done so. Ilowever, the City has implemented a mobilehome improvement program as part of its Home Improvement Program as well as an ongoing code compliance program to assure that the quality of�life x�ithin mobile home parks is maintained. This program of maintenance and improvement shall be continued in the current planning period. Policy 3 The City shall continue to utilize resale and rental restrictions, applicant screenings, and other appropriate mechanisms established as conditions of approval in order to preserve affordable for sale housing units for the long term. Program 3.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/ztation: The nzrmber of�Section 8 assisted household.s varies from year to year in the City, but totals about 125 anni�ally. There are currently approximately 35 Section 8 households in Agency owned properties. This program will be ongoing. Housing Element III-5 ]�T�'!C'itv c,i�Paltu I)cscrl Gcneral I'lan/l lousin� �:lement Program 3.B Should the Caildle�vood Apartments opt-out c�f their I�UD contract, the City shall actively }�articipatc in thc idcntification of a potcntial buycr to maintain affordahility for this projcct. The Redevclopment Agency will also assist these orbaniralions in securing financing. 12esponsible Agency: Redevclopmeilt Agcncy Schedule: As nccded L;valuation: 7he Candle��ond Apartnients ��ere pt�rchased bv Ihe Xedevelopment Agency during the previous planning pe��iod, and remain afJo�•dable to very low (23 itnits), low (4 itnits) und moder�ate (3 units) income SC'1110i' hOblSBholds. 7his pj•ogram K�as sitccessfu/ly completed and �a�ill not be extended to the current planning period. Policy 4 Thc Redevelopmcnt Agency shall annually allocatc funds to eligible projects f��r revicw and consideration, in conformance with its Five Year lmplementation Plan. Evaluation: 7he Redevelopment Agency prepares its 5 year Implementation Plan on the State mandated schedule. This Plan reqa�ires that the Agency allocate,funds,for projects throz�gh each five year cycle. In addition, the Agency regtslarly reviews revenues and opportunities, and adjusts.futur•e expenditures based on these opportunities. This policy is ongoing. Policy 5 The City Council shall consider, as an additional incentive, the reduction, subsidizing or dcferring of development fees to facilitate the development of affordablc housing. Evaluation: 7he City has not included the deferral or reduction of fees in past projects, but has used a variery of ineans, including densiry bonus and variations on development standards, to facilitate affordable housing production by private parties. The Ciry Council continues to have the abiliry to include.fee waivers or deferrals for affordable housing projects in the ficture. 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 Ordinance. Responsible Agency: Community Development Department Schedulc: Ongoing Evaluation: The Ciry continues to inclt�de the Senior ()verlay District and Second Unit Senior Hotssing standards in its Zoning Ordinance. Program 6.B The Agency shall begin to develop plans for a senior housing project during this planning period. Responsible Agency: Redevelopment Agency, Housing Department Schedule: 2003-04 Housing T:lement II[-6 'TN,City oi�Palm 1)escrt General I'Ian�l Iou�ing l:lemcnt L'valrtativ�7: "l{ic� Rcdc�i�c�/np»te�2t A��c>> eompletc��1 thc� I,a Kocca Vi/las j�rojc�et clin•in� 1/7e ��a.s�! 17�Q71l1111�,>period. 11'I11C�1�71"Ol�1CIC'.S Z7 SC'/11U1' I[/9ll.S �Ol" 1�C1:V IObt'Cli1L��OLt' 111C0171L' {�ousc�lav/d.��. Program 6.0 The C'ity shall amtinuc to encourage the developmcnt of assisted living facilities fin- seniors. Responsible Agency: Rcdcvclopment Agency, Community Development Dcpartment Schedulc: Ongoing F_valT�ation: The assisted livii�g pr�jects in existence in the City at the beginning �f the pj•evious planning period continue to opei�ate in tlze City. In addition, the Agencv assists t��o existing facilities throa�gh.firnding to guarantee the availubility �/�7 t�nils.for vcry low and lo�� incomc senior.r at these.jacilities. Policy 7 Thc City shall implement the State's density bonus law. Evaluation: 7he Ciry maintains a densiry bonus ordinance, which was updated during the last planning period to assure compliance with the latest State requirements. This program is ongoing. Policy 8 The City shall encourage the rehabilitation of existing housing units. Program 8.A The Agency shall annually fund the Single Family Rehabilitation Pro�-am, 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 which include grants and low interest loans. Grants vary in amount from $S,000 to $20,000 depending on household income and type of improvement. Loans are available up to $45,000 depending on household income and type improvement. 7'ypes of improvement ran�e.from emergencie.r, lead and asbestos ubatement, energy efJiciency upgrades as x�ell as overall home improvement for health and safety issues. The Agency also maintains a Matching Fund grant program, ►��hich matches up to $S,000 for very low, low and moderate income household.s. All these programs have funded requests when presented, and 145 households were 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 I:Icmcnt I[I-7 'IN�City of I'alm Ues�rt Gcneral Plan%I lousing Llcmcnt h�i�ultrutio��t: 77�c.� A�c�nev ./i.rndc�d �•chahilitatioft J�r��grcrnt.s .Jor Age�te>> oi��ned pro/�c�rtic�s 11»�o1��ghout lh� plur��iing j�criocl. "1'lie AKc��cy daas ��ut �•eceived or identifc�l reltabilitativn reyuc�sls./i-oi7� privu�e oil�ners x�liich cou/d he fundc�d thrvu�>h t/ris progran�i. As a rirle, i�c�quesl.s fo�• ussistancc�fi•on7 I�i�ivaicrll� o��ted cr�u��rn�c�nt projee�s harc� bcc�n,Ja��u��chasc� nf thosc.� u��it.s. rathei� thun rehabilitulion. The Agc�ncy acyuired C'uliJorniu Villas UIICI Coimtry VillaKe Apai•tmenls (for�nei�ly market urzits) dtr��ing t/ze p��evioars plunning period, H�hicl� the Agency rehuhilitated and com�c�rted to aJJordable urzits. 7he Agc�ncv acgui��ed Candlei�•ood Apuf•tments and l,ugt�na Palms in u�iticipation of the expi��ation o��aJfnrdabi/iry restf�ictions. Please sce tl�e Existing 1lousing P�•ojects section for details on these pf-ojects. Altogethe�-, these projects p��ovide 2�5 units o/�ve�y loh�, low or moderate income hor�sing in the Ciry. Policy 9 The City shall maintain the Rental Subsidy Program, the Mortgage Subsidy Program and the Homcbuyers Program. L•'valttation: The Redevelopment Agency maintained a Rent Subsidy Progrum and assisted .families thal were overburdened in housing cost or were overcrowded to obtain suituble housing. The Redevelopment Agency has a I�'irst Time Homebuyer Program at Desert Rose and Falcon Crest, and has assisted 298 single f'amily homes ��hich have been sold to 45 very low income households, 143 low income households, and I10 moderate income households. 7hese homes all have long term resale restrictions x�hich assure their affordability. 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 ojthe General Plan in 2004, the City established the Universiry Park Master Plan area, which provides a broad mix of� land atse designations _for an area encompassing 2,230 acres. The University Purk is.foci�sed on the California State University campus, and includes newly developed office and retail commercial development, and areas Jor high density residentiul development. f'lease see lhe Land Inventory section below.for detail.s on the lands available for housing in this area. 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. 1;valuation: The Agency operates tx�o programs for very lox�, low and moderate income households to promote energy conservation: the nYo��ghc Tolerant Landscaping Retrofit Program, which provides loans in the amount oj$7,500 at a 3% interesl rate for very low, low und moderate income households to convert landscaping to drought tolerant, low water using landscaping; and the F_nergy F.fficiency Upgrade Program, K�hich coordinates ai�ailable energy efficient conversions x�ith the Energy Management oJfice at the City. In addition, Ihe City has adopted an Energy Conservation Ordinunce.for �he constrarction of all projects, and includes Housing I:lement 111-8 �I N;City of Palm Dcscrt General PIan-Hc�u�ing I•:]ement "G��ec�i� " in��roi'CI79L'1'lIS' !/1 Q�I /I��c'l1C)' C011b'II'2lCtinn ��i•ojecl.s• lo thr� gr�c�ate,st c'.��I('19I ))C),SSl�)�P. II11.S has iricludc�d thc insta/latinn oJ�solar•panel.s a� /�alcon Crest, La Roccu 6'illas and I'ah�a Villa,��r�. Housing Elemcnt 1I1-) I'N;City of 1'al�n I)escrt (ieneral Ylan'llousing Llement DEMOGRAYHIC INFORMATION '1'his section provides the demographic background for the residcnts of Palm Desert. The infc�nnation is primarily bascd on 2000 U. S. Census data. Where moi-e current data is available, it has been included in addition to the Census in#onnation. RECIONAL SETTING The City of Palm Desert is located in the Coachclla Valley, in eastern Riverside County. Riverside County �new from 663,923 in 1980 to 1,l 10,000 in 1990, an increasc of 67%. By the year 2000, the U.S. Census estimated that population in the 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 incrcase 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 Desert is no exception. The 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 ��-oup. 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+ 11,410 27.6% Total 41,284 100% Source: 2000 U.S. Census Table III-1 5 lists the ethnic distribution for Palm Desert in 2000. Housing Element II1-10 �IN/City c�f Paln� l)cscrt (;cnrral 1'la��/llousing f•:lcmc�it 7'ablc III-15 City of Palm Desert Ethnic Characteristics, 2000 Numbei- % of'Total Whitc 35,9G 1 87.1% Black 493 1.2% Native American 130 0.3%, 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 numbers may secm distortcd bccausc the U.S. Census does not consider Hispanic ancestry to be a race. For this reason, some Hispanics choose to tist themselves under the classification for other races. Source: 2000 Census of Population and Housing Household Size and Income The 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 sair►e time period. In 2000, median household income had risen to $48,316. The following Table lists the number of houscholds in cach income range in 2000. Table III-16 City Household Income Distribution, 2000 lncome 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 11.0% 25,000-34,999 2,306 11.9% 35,000-49,999 3,1 1 1 16.1% 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 Census 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. Housing [lement 111-1 1 l N/C'ity ot�I'alm llcscrt (;eneral 1'lanlIiousing I�lement Lmployment and Major Emplo� Thc Ccnsus data also providcd information on cmpl�}nnent distribution in 2000. Of a total workforce of 17,384, the largesl sectors for employment were retail trade and scrvices. Table III-17 City Employment by Industry, 2000 Industry No. of % of Total Employees Agriculture/Forest/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 2l.6% Other services (except public administration 992 5.7% Public Administration 610 3.5% Total Employment by Industry 17,384 100% Source: 2000 Census Housin� Characteristics The 2000 Census showed a total of 28,071 housing units in the City in 2000, while the DOF estimates that the City has 28,982 housing units in 2008, as demonstrated in Table III-18. Housing Element III-12 l�N/C:ity c�t�Palm I�escrt Gcncral 1'lan'Flousing I�Icmcnt Tablc IIl-18 Cit,y Housing Charactcristics Units in Structure 2000x 2(►OS** Singlc Family, dctachcd 11,120 13,453 Single Family, attachcd 9,551 9,679 2-4 Units, Multi-family 2,463 2,541 5+ Units, Multi-family 3,738 5,120 Mobile homes 1,199 3,309 Total 28,071 28,982 *Sourcc: 2000 US Ccnsus **Department of Finance, January 2008 estimates �e of Housin S�__t_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 2,416 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°l0 Before 1940 88 0.4% Total 22,751 100% Source: 2000 U.S.Census,Ciry of Palm Desert V1Ca11Cy StatUS 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. Ilousing}:lcment [11-13 I NiC'ity of Palm I)escrt (�cncral Plan!f lousing l:lcn�cnt Table III-20 Vacancy Status — 2000 Unit T,ype No. of LJnits % of All Vacant Units For Rcnt 562 6.4% For Salc 351 4.0°/u Rcntcd or Sold, not occupied 192 2.2% Seasonal, Recreational or Occasional Use 7,005 79.9% For Migrant Workcrs 0 0.0% Other Vacant 662 7.5% Total 8,772 100% Sourcc: 2000 Census Housin�Tenurc Housing tenure for occupied units only in 2000 is shown in Tablc II[-21. Table III-21 Housing Tenure—2000 Unit No. of Units % Owner Occupied 12,964 67.2% Renter Occupied 6,335 32.8% Total 19,299 100% Sourcc: 2000 Census 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 l�N/City of�1'alm llesert C�eneral Plan�l lousing I:Icnient 'I'ablc 111-22 Ovcrcrowding, 2000 Persons/Room No. of IIH Owncr-Occupicd Units 0.50 or lcss 10,938 0.51 to 1.00 1,727 1.O 1 to 1.50 180 1.51 to 2.00 87 2.01 or more 32 Renter-Occupied Units 0.50 or less 3,830 0.51 to 1.00 1,827 1.01 to 1.50 278 1.S l to 2.00 249 2.01 or more 151 Sc�urce: 2000 Census Housing Values The 2000 Census estimated 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 housing values and rental rates are further discussed bclow in the section titled "Econoinic Constraints". Ilousing lilcmcnt III-15 'I I�i('itv of Palm llc�crt Gcncral 1'lan/Housing l:icn�cnt LXISTINC AFFORDABLE HOtJSINC PROGRAR'[S There are a number of��rojects and programs available in Palm Desert which provide a variety oi� serviccs to the City's residents. In addition, rcgional, state and fcderal pro�rams can also he acccssed withiil thc community. This section of the Hc�using Elcment provides a summary �f programs available by a number of agencies. City Programs The City's affordable housing programs are provided through its Redevelapment Agcncy. The Agency maintains a Five Year Implementation Plan which includes an AfFordable Housing Strategy & Co�npliance Plan. The latter provides specific allocations for assistance programs for the period from 2004 through 2014, which are briefly described below. Rental Assistance Program Owners of singlc-fainily homes, condominiums, mobile homes or apartments who rent to very low, low, and moderate incoine tenants may receive direct rental payrnent 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 market rate single family units, rehabilitate and refurbish them, and re-sell them to lower income households with affordability covenants. The Agency has completed four(4) units through this program. Mortgage Assistance Pro�-am Very low, low, and moderate income owners of single-family homes, condominiums and mobile homes may receive assistance if their mortgage payment exceeds 30% of their income. Assistance 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 home 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, condominium or mobile home. There are currently 298 homes in this program. Selt=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 allocated throughout thc planning period. Housing F:lement III-16 "I�NiC'itv�f Palm I)cscrt General {'laivllousing 1'lement 1 iome I�rovcmcnt I'rogram The A�ency assists very low, low and moderate income households with home repairs hy providing grants and low intcrest loans to program participants. �[�hc program has eight (b) components: • 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 improvemcnts 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 samc amount or more to thc improvements. 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 improvemcnts 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 Component organizes community involvement through volunteers for very low, low and moderate income households. • The Acquisition, Rehabilitation, Resale Component allows the Agency to acquire properties availablc on the market for the purpose of rehabilitation and resale to a qualified household. • The Lead and Asbestos Abatemcnt Component will grant $7,SU0 to 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 following programs are available in the City of Palm Desert: Section 8 Housin�Assistance The Riverside County Housing 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�Jr�ms The City works with the County 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 housing rclated services for City residents. Housing Llcmcnt I[[-17 "I�N!City of Palm Ucscrt Gcncral P��11L�I IOLItiIIlb I:lcment Homc Rehabilitation Pro Ir�, ain Thc County will fund loans of up to �20,000 for homc improvcments for yualifying lowcr incomc homc owners. First Tiine Homebuycr Prograin Assistance for a down payinent is less than 20% of the cost of the home, and assistance far closing costs is up to 6% of the purchasc pricc, or �]0,000. 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 income households currently 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, 11 of which are rented by very low-income households, 9 of which are low-income tenants, and 4 are rented to moderate income tenants. Taos Palms provides 16 two-bedroom units to l0 very low, 4 low and 2 moderate-income households. California Villas 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. Laguna 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 tcnants. 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 combined the complexes for a total of 18 one-bedroom, 1 three bedroom unit for a total of 19 units to 14 very low, 4 low and one moderate income senior households. Housing l:lement III-18 I NiCity<,f Palm Dc�crt Gcneral 1'lan'[lou�ing }�lemcnt C'utu/inu Gard�ns provides 72 studio and one-bedroom apartments to 55 vcry lo��-, 13 low, and 4 moderate income senior households. Las Serena.s Aperrtments has 150 onc-bcdroom units rentcd to 1 14 vcry lo��--income, 29 low- income, and 7 moderate-income seniors. C'anc�leK�aood Apartments providcs a total of 30 onc and two bedroom units to 23 very low, 4 low and 3 moderatc; income senior households. Affordable Units Built in the 2006-2014 Planning Period I'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 Marino Homes were part of the Acquistion Rehabilitation Resale program. Three single-family homes were rehabilitation 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. Ilabitat for Humanity 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. Housing T:lement III-19 "!�N/Ciry�1�1'alm Dcsert (icncral Nlan�llousing l�lc�nent Othet• Affordable I'rojects Sevillu (�nrmef•ly Sajt %��o��ez) Aperrt��cnts has 512 one and two-bcdroom units, 103 of which must he restricted to low income households, in exchange f�r participation in the City's Density E3onus Program. "I�he balance of the units are available to market households. Hovlev Gardens is a privatc pi-oject 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. Canterra, which consists of a total of 306 units, includes 31 units affordabie 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). Villas 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 income households 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. There 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 providing 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'ity o(�Nal►n l�cscrt (ieueral 1'lan%Ilousing I�:Icment �»lication f�ccs llccording to a Rose Institute study ior the ycar 2007, Palm Dese��t's planning applicati�n and pennit fees are the lowest of the Coachclla Valley cities, and do not represent a constraint on thc provision of afiordablc housing. Tablc IlI-24, below, illustrates typical ��erinit fees. 'Table III-24 City of Palm Desert Planning Department Fees Permit Typc Fee 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 Assessment 158.00 Tentative Tract Map 2,915.00 Parcel Map 950.00 Source:City of Palm Dese�1,2008 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 designation allows 4 to 10 units per acre; and the High Density Residential designation allows ]0 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 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 the 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 II1-21 �TN/C'itv c�f P<�ln� I)rscr( (ieneral Plan'fl�using 1=lement 7'able III-25 Minimum Uevelopment Stanctards for Residential Lones Standard R-1 R-2 R-3 PR Units per Acrc 5 10 17 l 8-22 Lot Arca 8,000 sq. tt. 8,000 sq, rt. 10,000 sq. l�t. 2,5O0 s.f. Lot Width 70 fcet 70 fcct 90 feet 250 fcet Lot Dcpth n/a 100 fcct 100 fect n/a Building Lot C"overage 35% 50% 50% 40% Common Area N/A N/A 3Q0 s.f./unit 40% Building Height 1 story/18 feet 22 fcct 22 feet 24 feet Parking Reyuired 2 spaces/unit 2 spaces/1 2 spaces/1 2 spaces/1 covered covered covercd Sourcr.Ciry of Palm Descrt Zoning Ordinancc 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 thcse standards, including the narrowing of streets if on-street parking is restricted. Public Works Fees 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 1 S` 3 acres $310/acre ea. add. acre SWPPP/NPDES Plan Check $137.00/acre PM 10 Plan $258.00 '/z Street Improvement Plan Check $891.00/1000 LF Storm 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 Impact Fee $50.00/unit Drainage Impact Fee $1,000-$1,500/ac. (based on location) Fringe Toed Lizard HCP Fee $2,371.00/acre 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 Housing Flcment 111-22 TN/City of Palm Dcscrt Genera] 1'IaniFlousin� I=lement the lcss costly in thc Coachella Valley in ��hich to develol�. These fccs are not a constraint on the development of aftordable housing. Buildin� Codc Requircmcnts As with most communities in California, the City has adopted the California Building Code (CBC), and updates thc Code periodically as State-wide updates arc devcloped. Currcntly (2008), the City is enforcing thc provisions of the 2007 CBC. Thc City cannot adopt standards that are less stringent than the CBC. Since all communities in the State enforce similar provisions, thc City's CBC requirements are not an undue constraint on the development of aff��rdable housing. Buildin�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 $0.33 per square foot for plan check, and $1.10 per square 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 more 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 payrnent 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 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 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°lo 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�N1(:ity of I'alm 1)cscrl (icnera] Plan/I lousing Llen�cnt Thc 2000 Ccnsus idcntiticd that the mcdian rental ratc in thc City in 2000 was `6735. In ordcr to update this information to current (2Q08) COl]C�I170I1S, representative rental rates for non- subsidized apai-tments ��ere collected, and are provided in "l�ablc III-27, below. Tablc III-27 Representateve Apartment Market Renta! Rates in Palm Desert, 2008 Project Name Unit Sirc Market Rental Ratc Sevilla 1 & 2 13drm $950-$1,350 Desert }�ountains Studio & 1 Bdrm �720-$899 Ucsert Oasis Studio, 1, 2 & 3 Bdrm �G99-$1,410 The Enclave 1, 2 & # Bdrm $1,144-$1,568 Emerald Place Studio, 1 & 2 Bdrm $965-$1,] 15 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 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. 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 significant 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 the Uniform Building Code for seismic activity. The UBC imposes certain standards for 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 hazards are not considered a constraint to the provision of housing. Housing Flement III-24 �I�N/('itv of Yaln� [)escrl Gcncral I'laii�l�lousing I-:Icmcni Ener�;y (�onscrvation In addition to the requirements of Title 24 of the Building Code, the City has ena�ted additional encrgy efficiency requiremcnts, water conserving landsca}�ing reyuirements, and has a number of energy conseivation programs for residents. Although the cost of installation of energy efficiei�t, "grcen" or similar products in a home or apartment may increase the initial cost, the aff��rdable housing providers who participated in the City's workshops for this Housing Element clearly indicated that the cost differential was becoming smaller as technologics improved; and that the long term benefit to the home owners or renters was worth the added initial expense. These dcvelopers, and the City's Rcdevelopment Agcncy, implcment cnergy conserving construction to the greatest extent possiblc in their projects. Ilousing Elemcnt III-2S TN,'Ciiyol�l'alm Ucscrt (icncral P111L�IIOUtill1� L'�CIl1Clll HOUSINC NEEDS SPECIAL HOUSING NEEDS Z'llis section of the Housing E�C111CI1L quantifies liouseholds with special nceds such as farmworkers, the homeless and thc elderly living in the City. These houscholds can have housing needs which may be more diff cult to address, and which require special attenlion. Fann Workers In 2000, there were 22 persons employed in "fai-ming, fishing, and forestry" in thc City, down from over 200 in 1990. 'I'he City's continued urbani�ation has eliminated farming activities in the City. Agricultural 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 homeless 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. The 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 rental units in the western Coachella Valley by 2010. The Elderlv In 2000, the City had 1 1,339 persons over the age of 65, representing 27.6% of the population. These seniors were in a total of 7,356 households. The 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. Nursing care facilities in the City include the Carlotta, with 192 beds; Manorcare Health Services, with 178 beds; and Monterey Palms, 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-family 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 Permit review and inspection process. The City's affordable housing projects include units for persons with disabilities. Housing F.Icment III-26 1�N/City of Palm Dcsert Gencral Plan/Ilousing l:lcmcnt Largc Families The 2000 Census indicates there were 1,052 houscholds with five or morc persons in the City. The Census further indicated that SK9 0(' these households lived in owner-occupicd housing units, and 463 lived in renter occupied housing units. The Census also identitied a total of 1,879 housing units with 4 or morc bedrooms. Tlie stakeholders' workshop condueted in Februai•y 2008 in preparation for this Housing Element update revealed that local affordable housing providers, including the Coachella Valley Housing Coalition, are finding 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 change in multi- generational living were theorired to bc the reasons for the lowcr 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 at Risk The 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 $23,650 $14,200 3 $63,800 $42,550 $26,600 $16,000 4 $70,900 $47,300 $29,550 $17,750 5 $76,200 $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 I[I-27 CN%City o1�Palm I)cscrt Gencral P1an.�llousing I-:lcmcnt Houscholds Ovcrpayi�ib_f��r H�usiil� Whcn a houschold pays morc than 30%� oi� a its income to�vard its housing cxpcnscs, it is considered to be over-paying. "T'he 2000 CHAS Databook identifies the follo�a�ing houscholds oveipaying for housing: Table III-29 Overpayment by Income Leve12000 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 l68 Large family renters ]0 10 25 Total Owner Occu icd 1,790 649 450 Elderly owners 1,020 480 300 Small family owners 706 119 95 Lar=e family owners 64 50 55 Affordability of Housing In order to determine thc level of affordability for market housing in Palm Desert, a comparison of for-sale and for-rent market housing was undertaken. Table III-30 illustrates that the moderate 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) Rental Rate N/A $1,150 30% of Moderate $1,772 $1,772 Household Income Affordability Ga -$83 $622 Regional Housing Needs Allocation The State 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 Element III-2R "I�NiCity<�f Palm llcticrt Gcncral Ylan�llc�using Elemcnt Tablc III-31 RIINA by Income Catc�ory, 2006-2014 Units Extremely Low 553 Vcry Low Income 552 Low Income 759 Moderate Income 847 Abovc Moderate Incoine 1,875 Total Units Needed 4,586 Quantified Objectives Tablc III-32 Quanti�ed 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 *Includes 300 market units to be purchased,rehabilitated,and converted to affordable housing units by the Redevelopment Agency. Ifousing Elemcnt 111-29 �1�N�City ot�I'alm L)cscrt Gc�icral Plan%Ilousing I-:lemc►�t LANU IN�'EN'I'ORY Since preparation of tlle 1998-200G l lc�usitig Elemcnt, State law lias changed to require specific analysis, on a parcel level basis, of lands available for the development of housing in the City. The City's Regional Housing Needs Assessment for 2006-2014 estimatcs that a total of 4,586 housing units will be built in the City. Of these, 1,875 arc expected to be constructed for those of above moderate income. These units are expected to be market-driven, and c�nstructed in the single family homes traditionally built in the City. The remaining 2,711 housing units are to be provided for those of very low, low and moderate inco�nes. Thc rising cost of land and housing makes it likely that thcse units will be of higher density, although they may be either for-sale or for-rcnt units. Land in the southern portion of the City is mostly built out, with only 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 reflected to the Zoning Map. As a result, parcels shown in the Table as PC (Planned Commercial), are designated Medium Density/High Density Overlay in the Gcneral Plan, and will require Zoning Map amendments. The rcquirement for Zoning Map amendments is provided in the policies and pro�-ams of this Elemcnt. I�ousing Element III-30 "I�NiCity of I'alm I)esert Gcneral Ylan�l lc,using Llcmcnt "I'ablc III-33 Invciitoi• of Available Vacant Lands Assessor's Parcel No. Zone Size (Acres) Potential Units 694-130-009---- VL* -- - 10.2�� -- ��2 ---- - --- - - -- - - -- - 694-130-010 NC'* 24.]6 200 694-130-002 - — _ I,C* 3.48 72 694-190-008--- --- PC* -- 15 of 29.36 225 694-200-014 ---- -- PC* - — 11.46 ---195 694-130-012 ---- - 1'R-5 33.71 --- -- SOS 694-180-003 - - PC* _ 18.92 - - _ -250 6R5-O 10-005 YC* 15 2R0 694-310-001 &005 PR-S 35 520 694-120-012 PC* ]0 200 627-273-018 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 Residential / High 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 Emerald 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 commitments and existing projects totaling 3,243 units, or more which is more than sufficient to accommodate the very low, low and moderate incame units assigned to the City in the RHNA for 2006-2014. Housing I��lement III-31 �IN;('ily c�f Yalm 1)�scrt Ciencral 1'lan.-"Ilousing l:lcmcnt R1:UEVELOPI�IEN'I' AGENCY NUNUING ln ordcr to achicvc thc units idcntificd in thc RHNf1, and assurc that the lands shown in thc Table III-33 are developed, Redevelopment Agency participation will be necessa�y. As part of this Housing Cleme�lt update, thc Agcncy prepar•ed projecti�ns of revenue and expetlses for the period from 2006 thi-ough 2014. 1�lie Agency receives approximately �16 inillion annually in housing set aside funds. Thc projections are provided in Table III-34, below. 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Thesc workshops were directed toward stakeholders and community members. A joint City Council and Planning Commission workshop was held in May of 2008, to rcvicw the rcvisions to the Element, and the goals, policies and programs. Finally, public hearings were held before the Planning Commission and City Council for the adoption of the Element, in , 2008. Housing Element IJI-34 1�1�/City c�f Palm I)e�ert Gencral }'lan!Hou�ing Elcmcnl GOALS, POLICIES AND PROCRAn1S Goal 1 A varicty ot�housinb typcs that mcet al] of tl�e �]OUSIIl� I1CCC�S fOI' a�� income groups within thc �lty. Goal 2 The preservation and maii�tei�ance oCthe high quality of the City's affordable housing supply. Policy 1 New affordable housing projects shall be encouraged in all areas of the City. Program 1.A The Agency shall implement the following affordable housing projects during thc planning period: • an additional 51 units at the 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 Drive 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 projects for very low, low and moderatc income units: • 280 units at Key Largo • 195 units at Frank Sinatra and Cook Strect • Approximately 505 units at Dinah Shore and 35`h Avenuc ("Ponderosa lI," southwest corner) • Approximately 250 units at Dinah Shore and 35'�' Avenue(southeast corner) • 52 units at Frank Sinatra and Cook Street ("The Vineyards"/northwest corncr) Responsible Agency: Redevelopment Agency Schedule: 2006-2014 IIousing I:lement 111-35 I N Citv�f Palm Ucsert Gcncral I'lanillousing I�.lemcnt Program l.D The Agency shall continue to implement the Self Help Housing program, and sliall identify 15 house.holds to be assistcd by the pro��ram in this planning period. Responsible Agency: Redevelopment Agency Schedulc: 2006-2014 Program 1.E The City shall maintain its inventory of sites zoned for PR-7 and R-3, and shall encourage the incorporation of affordable llousing units into thcse projects as thcy are brought forward. Responsible Agency: Planning Departmcnt Schedule: Ongoing 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 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 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 preserve 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 Housing F.lement III-36 I�N1City of I'alm Ucsert (.�cncr��l Plan/liousing I-:lemcnt I'ro�;ram 2.0 Tlle A�ency shall maititain owi�crship of its l,l 1 1 existing rental h�usin� units i�l order to assure long tcn1� affordability fc�r these projects. Responsible Agency: Redcvelopmcnt Agcncy Schedulc: Ongoing Program 2.D The Agency shall continuc its program of acquiring market rate apartment projects for rehabilitation and conversion to afifordable units, with the goal of converting 300 through the planning period. Responsible Agency: Redevelopment Age�lcy Schedule: 2006-2014 Program 2.E The City shall encourage the preservation of existing mobile home parks by non-profit 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 similar programs 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 Agency: 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 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 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 Office, and shall maintain information at City Hall and the Agency's affordable housing complexes. Responsible Agency: Redevelopment Agency Schedule: Ongoing Program Z.B The City shall work with the Senior Center and other appropriate agencies in assisting whenever possiblc in the housing of disabled residents, through participation by the Redevelopment Agency. Responsible Agency: Redevelopment Agency, Senior Center Schedule: Ongoing f�ousing Element III-37 �1'N/Cit��c�f Paln� I)c�cn General f'latvflousing I:lement Policti• 3 The Cily shall strive to provide shclter for the homcless. Program 3.A Tllc City shall continuc to work with CVAG on a rcgional solution foi- homclessncss, includin� the Multi-Servicc Center in North Palm Springs, and the beds and services it will provide. Responsible A�ency: City Mana�;er's Officc, City Council Schedulc: 2008-2014 Program 3.B The development of homeless shelters and transitional housing shall be �naintained as a conditional use in the R-3 and Planned Residential districts in the Zoning Ordinance. Responsible Agency: Community Development Department Schedule: Ongoing Program 3.0 The City shall encourage local organizations, such as thc Coachella Valley Rescue Mission, Martha's Village and Catholic Charities, to apply to the City for the assignment of CDBG funds for homeless services. Responsible Agency: City Manager's Office Schedule: 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 III-38 l�N/('ity c�f Palin l�cscrt Gcneral I'lanrl{ousing I�lcment The City Council shall consider, as an additional incentive, the reductic�n, subsidiring or deferring of development fees to facilitate the development of affordable housin�. Yolicy 7 1'he City shali continuc to address the necds of the senior population in thc development of� l�ousing. Program 7.A The City shall maintain the Senior Housing Overlay District and the Second Unit Housing standards in the Zoning Ordinance. Responsible Agency: Community Developmcnt Department Schedule: Ongoing Program 7.0 The City shall continue to encourage the development of assisted living facilities for seniors. Responsible Agency: Redevclopment Agency, Community Development Department Schedule: Ongoin� Policy 8 The City shall implement the State's density bonus law. Policy 9 The City shall encourage 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 l l 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 Encouragc energy 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 'l N%Citv of Palm Dctirrt Gcncral P1�i�1�llousing l�lcmcnt Schedule: 2010-201 1 Program 12.B "rhe City shall encourage Grecn Building techniques, recycli�ig iii de:molition, and the use c�f� rccycled, repu�posed and reused materials in all new affordable housing projects to the greatest cxtcnt possiblc. Kesponsible Agency: Redevclopment Agency, Planning Department, Building Department, Public Works Dcpartmcnt Schedulc: Ongoing Housing Glement iII-40