HomeMy WebLinkAboutRes 2011-34 GPA 11-089 Neg Dec of Environmental Impact for the Housing Element Update ProjectCITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: RECOMMENDATION FOR APPROVAL OF:
1. THE ADOPTION OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR THE HOUSING ELEMENT
UPDATE PROJECT, PURSUANT TO SECTION 15074 OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA); AND
2. THE UPDATE OF THE HOUSING ELEMENT OF THE
GENERAL PLAN.
SUBMITTED BY: Lauri Aylaian, Director of Community Development
APPLICANT: City of Palm Desert
CASE NO(s): GPA 11-089
DATE: May 12, 2011
CONTENT: Draft Resolution
Draft Initial Study
Draft Housing Element
Legal Notice
Planning Commission Minutes 4-5-11
Planning Commission Resolution 2548
Recommendation
That the City Council approve the findings and adopt Resolution No.2011-34 ,
adopting a Negative Declaration and approving GPA 11-089.
Planning Commission Recommendation:
The Planning Commission held a public hearing on the Housing Element at its meeting
of April 5, 2011, and recommended that the City Council consider approval on a 4-0-1
City Council
Housing Element Staff Report
G PA 11-089
May 12, 2011
Page 2 of 7
vote, Commissioner De Luna having recused herself on the basis of a potential conflict
of interest.
The Planning Commission discussed the contents of the Housing Element, in particular:
• The City is not responsible for constructing the units included in the Regional
Housing Needs Assessment (RHNA). The City is only responsible for eliminating
obstacles to their construction.
• The relationship of the Housing Element to the Stipulated Judgment was briefly
discussed. The Housing Element is not a part of the Stipulation and is
implemented independently from the requirements of the Stipulation.
The General Plan's High Density Overlay in the northern part of the City was
discussed. The Overlay has been placed over a broad area. However, it applies
only when a high density project is proposed, and meets the seven design
criteria included in the General Plan.
The Planning Commission considered the Housing Element, and concluded that its
policies and programs would lead to the development of quality housing for all residents
in the community.
Executive Summary
The Housing Element provides the City with policies and programs that guide the
development of housing for all of its residents. However, the Housing Element has
evolved to focus primarily on housing for lower income households and households with
"special housing needs," such as persons with disabilities and the homeless. Pursuant
to State law, the City has undertaken the updating of the Housing Element, and has
received conditional approval from the State for the Draft attached to this staff report.
Final approval will be provided upon City Council adoption.
Background
The Housing Element is one of the State mandated components of the City's General
Plan, and the only one that requires updating on a pre -determined schedule. The
current update addresses the 2006-2014 planning period. The Housing Element is also
the only Element of the General Plan that requires review and approval by the State,
specifically the Department of Housing and Community Development (HCD).
With every planning period, changes in the law require that the City incorporate new
information. In this cycle, two major changes were required by new laws:
City Council
Housing Element Staff Report
G PA 11-089
May 12, 2011
Page 3 of 7
• Cities are now required to identify the parcels available for affordable housing,
and demonstrate that they have sufficient land to accommodate the Regional
Housing Needs Allocation (RHNA) units in the Very Low, Low and Moderate
Income categories. This analysis extends to a requirement to rezone lands, if
necessary, at a density of 20 units per acre or more.
• The City must now allow homeless shelters by right in at least one zone, and
must also explicitly allow single room occupancy, group homes and similar
facilities, although the City has the option of requiring a Conditional Use Permit
or similar planning tool.
The Element also provides statistical data on the City's population and households;
analyzes how the previous Housing Element was implemented and what programs
were successful; provides data on the special needs households in the City, including
large families, persons with disabilities, senior citizens, and the homeless; describes the
existing affordable housing projects in the City; and concludes with the goals, policies
and programs needed to assure that the City facilitates the construction of sufficient
housing units to meet its "Regional Housing Needs Allocation".
The State prepares the RHNA, which represents the number of housing units, by
income level, that the State believes the City will need to meet the demands of growth
during the planning period from 2006 to 2014. The RHNA allocation for the City is
shown in Table 1. The current RHNA was calculated in 2004-2005, during a time when
California was experiencing extremely rapid growth. As a result, the City, and most of
the cities in the Coachella Valley, were assigned very high RHNA allocations,
particularly when compared to past planning cycles.
Table 1
RHNA by Income Category, 2006-2014
HH Income Category
Units
Extremely Low
553
Very Low Income
552
Low Income
759
Moderate Income
847
Above Moderate Income
1,875
Total Units Needed
4,586
Based on the current RHNA, the City must be able to accommodate 1,864 extremely
low, very low and low income units, and 847 moderate income units, for a total of 2,711
units. Please note that it is assumed that all "Above Moderate" income households will
be accommodated by free-market housing.
City Council
Housing Element Staff Report
G PA 11-089
May 12, 2011
Page 4 of 7
State law required that the Housing Element be updated by the end of June, 2008. The
City initiated the Housing Element Update process in 2007. A series of community
workshops were held to seek input from affordable housing providers, developers, and
the community at large. Following these workshops, staff drafted the update, and
analyzed the lands available for housing. This analysis found that there is not sufficient
land zoned to accommodate the RHNA for this planning period. Staff then considered
the areas of the City that could accommodate affordable housing, regardless of their
current zoning, and presented these findings to the City Council.
Unsatisfied with the findings, the City Council formed a subcommittee to further
investigate available options. Chief among the Council's concerns were the
concentration of affordable housing units in the north part of the city, and their desire to
renovate existing deteriorated housing units as a priority over constructing new housing
stock. Staff collaborated with the Council subcommittee to thoroughly canvas the city,
identifying vacant, foreclosed, and blighted housing units that could be renovated as
affordable housing. This inventory was used to reduce the number and density of new
units that would need to be produced. Staff also reworked the proposed densities and
product types of specific vacant parcels to achieve a better mix of affordable and
market housing in the northern part of the city.
After much consideration, the City Council directed staff to submit the Draft Housing
Element to the State for review, with the land inventory which assigned much of the
RHNA to lands in the northern portion of the City.
Staff submitted the document to HCD in June, 2010. Several revisions of the draft were
subsequently produced based upon comments and directions received from HCD. On
March 3, 2011, HCD notified the City that the Element, as drafted, conforms to the
requirements of State law. If adopted by the City Council, the Element will be "certified"
by the State. A certified Housing Element is required per California Government Code,
and enables the City to qualify for a number of housing and transportation grants.
Ultimately, if the City does not receive State certification, and instead makes the
findings necessary for self -certification, these funds will not be available to the City.
Other potential consequences of the absence of a State -certified Housing Element
include the inability to withstand legal challenges to housing projects for which the City
denies applications, and difficulty making General Plan consistency findings for other
types of land use applications.
Palm Desert is one of the last Coachella Valley cities to complete the process and gain
approval. Cathedral City, Coachella, Desert Hot Springs, Indian Wells, Indio, Palm
Springs, and Rancho Mirage have adopted State -certified housing elements. Only La
Quinta remains in the review process for the current cycle.
Analysis
City Council
Housing Element Staff Report
G PA 11-089
May 12, 2011
Page 5 of 7
The Housing Element is a tool that the City uses to implement the development of
housing, particularly affordable housing. It is important to note that the City is not
responsible for the construction of any of these units. Housing Element law requires
that the City's policies and programs facilitate the development of affordable housing,
and do not impose constraints on housing. It does not require that the City build the
units. Conversely, the current economy, and the parallel slowing of growth throughout
California, including Palm Desert, makes it highly unlikely that the 4,586 housing units
required under the current RHNA will be constructed during the 2006-2014 planning
period. It is much more likely that existing, currently vacant homes and apartments will
be occupied by new residents than that new units will be constructed, particularly given
the drop in housing values and the relative affordability of the existing housing stock in
the near future. The City is still obligated, however, to establish the means by which
these units could be constructed, if demand existed.
Land Inventory
In general, the Housing Element has not significantly changed from the currently
adopted Housing Element. The City's RHNA, however, is significantly higher than it was
in the previous planning period (1998-2005). As described above, the new State
requirement to demonstrate that the City has sufficient lands zoned to accommodate
affordable housing has resulted in a need to re -zone substantial acreage to provide
capacity for the RHNA. As shown in Table III-33 and on Exhibit 1 (page III-50) of the
attached draft Housing Element, ten large parcels will require General Plan
Amendments and/or rezones in order to meet the requirements of law. Further, as the
City is required to rezone, State law also mandates that these lands be zoned with a
minimum density of 20 units per acre.
As a result of these new legal requirements, Programs 1.F and 1.1-1 have been added.
Program 1.F details the sites that require rezoning, and Program 1.1-1 requires that the
rezones be at a density of 20 units per acre or greater. It is important to note that the
changes in the law also provide that if the rezones are not completed by the end of the
planning period (2014), the units that these lands should have accommodated will be
added to the City's next RHNA. In other words, if the City does not complete Program
1.F, 2,491 additional units would be added to the City's RHNA. This requirement,
though onerous, could significantly impact the City in the next planning period,
particularly since it is expected that the RHNA will be lower for the next cycle, due to the
significant reductions in population growth in recent years.
Homeless Shelters and Similar Facilities
The other significant change in Housing Element law requires that the City allow, by
right (without requiring a CUP or similar discretionary permit), homeless shelters in at
least one zone. This law (SB 2), amended Government Code Section 65583, and
City Council
Housing Element Staff Report
G PA 11-089
May 12, 2011
Page 6 of 7
became law in 2008. In order to meet this requirement, the Element includes program
5.13, which requires that the Zoning Ordinance be modified to allow homeless shelters in
the Industrial zone.
The other requirements of this particular law require that the City allow Single Room
Occupancy housing, transitional and supportive housing (with or without a CUP), and
expand the requirements for large group homes (those with 7 or more residents). All of
these requirements are also included in Program S.B.
As with the provision of housing in general, it is important to note that the City is not
responsible for the construction of any homeless shelter, single room occupancy
facilities, transitional or supportive housing unit, or group home, but must assure that its
requirements do not impose an undue (as defined by the State) constraint on the
development of such housing by others.
Summary
The Housing Element, as drafted and when implemented, will provide sufficient land to
assure that there is adequate housing for current and future City residents of all income
levels between now and 2014. The Department of Housing and Community
Development has provided the City with written confirmation that the Element, as
drafted, complies with the requirements of State law. The additions made to the
Element are provided only to achieve compliance. Otherwise, the policy direction of the
Element remains consistent with that of the currently adopted Housing Element.
D. Findings of Approval:
1. The proposed Housing Element Update is in the public interest and there will be a
community benefit, insofar as the proposed Housing Element facilitates the
development of housing for all residents of Palm Desert. Development of housing
for residents of all income levels will also reduce the vehicle miles traveled in the
city, which will improve the regional air quality and reduce wear and tear on public
streets and infrastructure, all of which is in the public interest.
2. The proposed Housing Element Update is consistent with the goals and policies of
the General Plan, insofar as it is consistent with the other elements of the General
Plan, and implements policies and programs directly relating to residential land
uses.
3. The proposed Housing Element Update does not conflict with provisions of the
Zoning Ordinance, insofar as the required rezoning of certain parcels will be
consistent with existing Zoning districts and standards. As is specifically described
City Council
Housing Element Staff Report
G PA 11-089
May 12, 2011
Page 7 of 7
in the Housing Element update, specific other clauses in the Zoning Ordinance will
be revised to enhance the effectiveness of the Housing Element.
Environmental Review
The Director of Community Development reviewed this project under the requirements
of the California Environmental Quality Act (CEQA). The Director found that the
Housing Element is a "project" as defined by CEQA. As a result, the City completed an
Initial Study. The Initial Study found that the Housing Element will have no impact on
the Environment, and a Negative Declaration is proposed. The Initial Study is attached
to this staff report as Attachment 3.
Submitted by:
a --
Nicole Sauviat Criste
Consulting Planner
Department Head:
Lauri Aylaian
Director of Community Development
Approved by:
CITY COUNCIL
APPROVED ✓
DENTOD
RECEIVED
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ABSENT;
ABSTAIN:
VERIFIED BY. -
Original on File with City
erk's Office
CITY OF PALM DESERT
PUBLIC NOTICE
CASE NO. GPA 11-089
NOTICE IS HEREBY GIVEN that a study session and a subsequent public hearing will
be held before the Palm Desert City Council on Thursday, May 12th 2011 to consider a
request by the City of Palm Desert for approval of a General Plan Amendment to update
the Housing Element of the 2004 General Plan and approve a Negative Declaration of
environmental impact for the amendment. The City is required to periodically update its
Housing Element, based on a schedule established by the State of California. The
current Housing Element planning cycle is for the 2006-2014 planning period. The
Housing Element is used by the City's decision makers to guide the development of
housing for all economic segments of the community, with a particular focus on lower
income households and special needs households, such as for persons with
disabilities. The Housing Element contains all the required components mandated by
the State. The Housing Element Update contains new policies and programs required
to assure that the City has sufficient lands available to accommodate its Regional
Housing Needs Allocation (the number of units estimated by the State to be needed to
accommodate growth in the City from 2006 through 2014). Although the policy direction
of the Housing Element is generally consistent with the previously approved Element,
the new policies and programs will require further action on the part of the City,
including changes to the Zoning Ordinance text and map.
This public notice is being sent to you because you are shown on public records as
being the owner of one of the ten vacant parcels identified in the Housing Element
update as being the subject of a future change of zone action. Such changes of zone
will be undertaken to provide zoning that is consistent with the General Plan and
supportive of residential uses.
SAID study session will be held at 2:00 PM on Thursday, May 12th 2011 in the
Administrative Conference Room and will be followed by the public hearing which will be
held at 4:00 p.m. in the Council Chamber; both meeting rooms are located at the Palm
Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California. All interested
persons are invited to attend and listen to an informational presentation at the study
session at 2:00 PM and to be heard at the 4:00 PM public hearing. Written comments
concerning all items covered by this public hearing notice shall be accepted up to the date
of the hearing. Information concerning the proposed project and/or Negative Declaration
is available for review in the Department of Community Development at the above
address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you
challenge the proposed actions in court, you may be limited to raising only those issues
that you or someone else raised at the public hearing described in this notice, or in written
correspondence delivered to the Palm Desert Planning Commission at, or prior to, the
public hearing.
LAURI AYLAIAN, Secretary
April 21, 2011 Palm Desert Planning Commission
Martinez, Gloria
From: Moeller, Charlene [CMOELLER@palmspri.gannett.com]
Sent: Thursday, April 21, 2011 4:47 PM
To: Martinez, Gloria
Subject: RE: Legal Notice - PH 05/12/2011 Housing Element
Ad received and will publish on date(s) requested.
Charlene Moeller I Media Sales Legal Notice Coordinator
The Desert Sun Media Group
750 N. Gene Autry Trail, Palm Springs, CA 92262
t 760.778.4578 1 f 760.778.4731
legals()thedesertsun.com I di)wlegals at7thedesertsun.com
The Coachella Valley's #1 Source in News & Advertising!
.iiwdc:crt coo ! twitter ' (accbool.
From: gmartinez�cityafpalmdesert.arg [rr��ilto_gn�artln� z :citX�f�almciese� t.org1
Sent: Thursday, April 21, 2011 4:42 PM
To: tds-legals
Subject: Legal Notice - PH 05/12/2011 Housing Element
PLEASE PUBLISH THE FOLLOWING:
NOTICE OF PUBLIC HEARING
To Consider a Request by the City of Palm Desert for Approval of a General Plan Amendment to Update the
Housing Element of the 2004 General Plan and Approve a Negative Declaration of Environmental Impact for
the Amendment.
TWICE IN THE DESERTSUN
Thursday, April 28, 2011
Thursday, May 5, 2011
If you have any questions or require additional information, please call me.
Have a nice Easter weekend, Charlene!
Records Technician
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, California 92260
(760) 346-0611 Ext. 354
&rnartinez citsofp�dlmdesert
RESOLUTION NO.2011-34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A GENERAL PLAN
AMENDMENT TO ADOPT THE UPDATE OF THE HOUSING
ELEMENT OF THE GENERAL PLAN AND A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT RELATING TO THE
HOUSING ELEMENT UPDATE. CASE NO: GPA 11-089
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 5th day of April, 2011, hold a duly noticed public hearing to consider the update of
the Housing Element, and recommended approval to the City Council of the above noted;
and
WHEREAS, the City Council of the City of Palm Desert, California, did on the 12tn
day of May, 2011, hold a duly noticed public hearing to consider the update of the
Housing Element of the General Plan; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act",
Resolution No. 10-26, the Director of Community Development has determined that the
project has required an Environmental Assessment resulting in a Negative Declaration,
and the Planning Commission recommended approval of the Negative Declaration in
substantially the form as shown in Exhibit "A"; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said City Council
did find the following facts and reasons to exist to justify adoption of the Housing
Element Update of the General Plan:
Findings for Approval:
1. The proposed Housing Element Update is in the public interest and there will be
a community benefit, insofar as the proposed Housing Element facilitates the
development of housing for all residents of Palm Desert. Development of
housing for residents of all income levels will also reduce the vehicle miles
traveled in the city, which will improve the regional air quality and reduce wear
and tear on public streets and infrastructure, all of which is in the public interest.
2. The proposed Housing Element update is consistent with the goals and policies
of the General Plan, insofar as it is consistent with the other elements of the
General Plan, and implements policies and programs directly relating to
residential land uses.
3. The proposed Housing Element Update does not conflict with provisions of the
Zoning Ordinance, insofar as the required rezoning of certain parcels will be
RESOLUTION NO. 2011-34
consistent with existing zoning districts and standards. As is specifically
described in the Housing Element update, specific other clauses in the Zoning
Ordinance will be revised to enhance the effectiveness of the Housing Element.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That the City Council does hereby approve GPA 11-089.
3. That a Negative Declaration of Environmental Impact (Exhibit A attached
hereto), is hereby certified.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 12th day of May, 2011, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
RACHELLE KLASSEN, City Clerk
City of Palm Desert, California
K
JEAN M. BENSON, Mayor
RESOLUTION NO. 2011-34
EXHIBIT "A"
NEGATIVE DECLARATION
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
APPLICANT/PROJECT SPONSOR:
City of Palm Desert
73-510 Fred Waring Drive
PROJECT DESCRIPTION/LOCATION:
Negative Declaration of Environmental Impact regarding the approval of the update of
the Housing Element of the General Plan, in conformance with State requirements.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study has been attached to the document supporting
the findings.
LAURI AYLAIAN DATE
Director of Community Development
3
Terra Nova/City of Palm Desert
Housing Element Update
CITY OF PALM DESERT
CEQA Environmental Checklist
1
Project title: Housing Element Update, Case Number 11-089.
CEQA Lead agency name and address: City of Palm Desert
2'
75-510 Fred Waring Drive
Palm Desert, CA 92260
Contact persons and phone number: City of Palm Desert
3'
Lauri Aylaian; Community Development Director
(760) 346-0611
4.
Project location: City-wide
Project sponsor's name and address: City of Palm Desert
5'
75-510 Fred Waring Drive
Palm Desert, CA 92260
6.
General Plan Designation: Various
7.
Zoning: Various
Description of Project: (Describe the whole action involved, including but not limited to later phases of
the project, and any secondary, support, or off -site features necessary for its implementation.)
The City is required to periodically update its Housing Element, based on a schedule
established by the State of California. The current Housing Element planning cycle is for
the 2006-2014 planning period. The Housing Element is used by the City's decision
makers to guide the development of housing for all economic segments of the community,
with a particular focus on lower income households and special needs households, such as
the disabled. The Housing Element contains all the required components mandated by the
State. The Housing Element Update contains new policies and programs required to assure
8.
that the City has sufficient lands available to accommodate its Regional Housing Needs
Allocation (the number of units estimated by the State to be needed to accommodate
growth in the City from 2006 through 2014). Although the policy direction of the Housing
Element is generally consistent with the previously approved Element, the new policies
and programs will require further action on the part of the City, including changes to the
Zoning Ordinance text and map.
The City has prepared a Housing Element Update, and submitted it to the Department of
Housing and Community Development for review. The Department has indicated that the
Housing Element, as currently drafted, conforms with the requirements of State law.
Surrounding land uses/zoning and setting:
'
9.
Not applicable. The Housing Element applies to all lands throughout the City.
}
'I'crra Nova/City of Palm Desert
Housing Element Update
Other public agencies whose approval is or may be required (e.g., permits, financing approval,
or participation agreement.)
10.
None.
Summary of CEQA Findings
The adoption of the Housing Element Update will have no impact on the environment. It is not possible
to determine where or how vacant lands will develop for housing in the future. The City will, however,
review each project proposed in the future under the requirements of CEQA, and impose mitigation
measures as necessary to address the specific impacts of individual projects and particular sites
Purpose of this Initial Study
This Initial Study has been prepared in conformance with Section 15063 and other applicable sections of
the CEQA Guidelines, to determine if the project, as proposed, may have a significant effect upon the
environment. Based upon the findings contained within this report, the Initial Study will be used in
support of the preparation of a Negative Declaration.
-2-
I
Terra Nova,/City of Palm Desert
Housing Element Update
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Im act" as indicated b the checklist on the follow' Q
Aesthetics
Agriculture Resources
m a es.
Air Quality
Biological Resources
Cultural Resources
Geology/Soils
Hazards & Hazardous
Materials
Hydrology/Water
Quality
Land Use/Planning
Mineral Resources
Noise
Population/Housing
Public Services
Recreation
Transportation/Traffic
Utilities/Service Systems
Mandatory Findings of Significance
DETERMINATION: (To be completed by the bend Auenvy) On the hncic of th;c
/ 111CL1 V Y U1ll Ul1V11.
X
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent. A MITIGATED NEGATIVE
DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR
or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided
or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions
or mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature Date
-3-
Terra Nova/City of Palm Desert
Housing Element Update
EVALUATION OF ENVIRONTNIENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based
on project -specific factors as well as general standards (e.g., the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -site,
cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact"
to a "Less Than Significant Impact." The lead agency must describe the mitigation measures,
and briefly explain how they reduce the effect to a less than significant level
5) Earlier analyses may be used where, pursuant to the tiring, program EIR or EIS, or other CEQA
or NEPA process, an effect has been adequately analyzed in an earlier EIR or EIS or negative
declaration or FONSI. Section 15063(c)(3)(D). In this case, a brief discussion should identify
the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to
applicable legal standards, and state whether such effects were addressed by mitigation
measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures, which were incorporated or
refined from the earlier document and the extent to which they address site -specific
conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where
the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
-4-
Terra Nova/City of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a
scenic vista?
X
b) Substantially damage scenic
resources, including, but not limited to,
trees, rock outcroppings, and historic
X
buildings within a state scenic highway?
c) Substantially degrade the existing
visual character or quality of the site and
X
its surroundings?
d) Create a new source of substantial
light or glare, which would adversely
X
affect day or nighttime views in the area?
,�...._.. a. 1 Mill Leselt vCnerai rian ana LIK; calm Desert Zoning Ordinance, 2004; Housing Element
Update.
The Housing Element Update will have no impact on aesthetics. The development of housing units
consistent with the policies and programs of the Housing Element will be evaluated by the City as
projects are proposed. Generally, the scenic viewsheds in the City include the San Jacinto Mountains to
the west and south of the City, and the Little San Bernardino Mountains to the far north. However, the
City's Zoning Ordinance limits building heights in the residential zones, and other development
standards, including minimum open space requirements, will be applied to all future projects.
The Housing Element will have no impact on light and glare. As with scenic resources described above,
the development of new housing projects will generate light from architectural and landscaping lighting,
and from vehicle trips at night. The potential impacts of these projects will be reviewed under CEQA as
they are proposed. The City will also enforce its lighting standards, which limit the potential for light
spillage and significant increases in light levels in the community. These projects will construct interior
streets for local access, which will experience limited light levels from vehicles traveling within each
project. As the future housing projects are expected to be accessed from the City's existing street grid, it
is not expected that the light levels associated with future vehicle trips will significantly change current
lighting on existing streets.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-5-
Terra NovaXity of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
II. AGRICULTURE RESOURCES:
Would the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
X
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agri-
X
cultural use, or a Williamson Act contract?
c) Involve other changes in the existing
X
environment, which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use?
Sources: Palm Desert General Plan and EIR.
The adoption of the Housing Element will have no impact on agricultural resources. There are no
agriculturally designated lands within or adjacent to the City. The City is surrounded by urban and
suburban areas which do not support agriculture. There are no Williamson Act contracts within the City,
nor does the General Plan include any agricultural designations. The constriction of housing units to
implement the Housing Element is not expected to have any impact on agricultural resources.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-6-
Terra Nova/City of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
III. AIR QUALITY: Would the project:
a) Conflict with or obstruct implement-
X
ation of the applicable air quality plan?
b) Violate any air quality standard or
X
contribute substantially to an existing or
projected air quality violation?
c) Result in a cumulatively considerable
X
net increase of any criteria pollutant for
which the project region is non -attain-
ment under an applicable federal or state
ambient air quality standard (including
re -leasing emissions, which exceed
quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to
X
substantial pollutant concentrations?
e) Create objectionable odors affecting a
X
substantial number of people?
f) Generate greenhouse gas emissions
either directly or indirectly, that may
have a significant impact on the
X
environment`?
g) Conflict with an applicable plan,
policy or regulation adopted for the
X
purpose of reducing the emissions of
_greenhouse gases?
Sources: Palm Desert General Plan and Environmental Impact Report; South Coast Air Quality
Management District CEQA Handbook, 1993; Coachella Valley State Implementation Plan for PMlo,
2007 Air Quality Management Plan; Housing Element Update.
The adoption of the Housing Element Update will have no impact on air quality or greenhouse gas
emissions. The construction of housing projects implementing the Housing Element will be reviewed
individually by the City as they are proposed. At that time, the City will conduct CEQA analysis specific
dA
- Terra Nova/City of Palm Desert
Housin-, Element Update
to each project, to determine that project's impacts on air quality and greenhouse gas emissions. The
Current and anticipated changes in vehicle combustion technologies, and in Building Code requirements
continue to reduce air emissions from vehicles and from new constriction. In addition, the City has
implemented an Environmental Sustainability Plan, which includes policies and programs that reduce
emissions of greenhouse gases from new projects. It is therefore expected that standards implemented by
the City will reduce air quality impacts associated with housing projects in the future.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-8-
Terra Nova/City of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IV. BIOLOGICAL RESOURCES --
Would the project:
a) Have a substantial adverse effect, either
X
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special status species in local
or regional plans, policies, or regulations,
or by the California Department of Fish
and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any
X
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Game
or US Fish and Wildlife Service?
c) Have a substantial adverse effect on
X
federally protected wetlands as defined by
Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption,
or other means?
d) Interfere substantially with the
X
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or
X
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an
X
adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or
other approved local, regional, or state
habitat conservation plan?
-9-
Terra Nova/City of Palm Desert
Housima Element Update
Sources: Palm Desert General Plan and Environmental Impact Report; Riverside County General Plan
and Environmental Impact Report; and Coachella Valley Multiple Species Habitat Conservation Plan
and EIR/EIS, 2007.
The Housing Element will have no impact on biological resources. As the lands designated for housing
are proposed for development, the City will undertake CEQA review to determine whether site specific
surveys are required. In addition, the City is a party to the Coachella Valley Multiple Species Habitat
Conservation Plan, and actively participates in that Plan. The Plan identifies most of the species of
concern in the region, and which species are covered by the Plan. None of the lands identified for
housing in the Housing Element are within Plan conservation areas. All the lands are within the
mitigation fee area, and projects will be required to pay the fees at the time they are constructed.
There are no wetlands or riparian habitats identified on lands designated for housing. The City will
enforce the requirements of the Migratory Bird Treaty Act as regards migratory bird nesting areas. The
City's participation in the Multiple Species Habitat Conservation Plan will assure that future projects are
consistent with the Plan.
Mitigation Measures
None required
Mitigation Monitoring and Report
None required
-10-
Terra Nova/City of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
V. CULTURAL RESOURCES --
Would the project:
a) Cause a substantial adverse change in
X
the significance of a historical resource
as defined in 15064.5?
b) Cause a substantial adverse change in
X
the significance of an archaeological
resource pursuant to 15064.5?
c) Directly or indirectly destroy a unique
X
paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including
X
those interred outside of formal
cemeteries?
Sources: Palm Desert General Plan and Environmental Impact Report; Riverside County General Plan
and Environmental Impact Report.
The Housing Element will have no impact on historic, archaeological or paleontological resources. The
eventual development of housing projects on currently vacant lands will be evaluated under CEQA as
lands are proposed for development. The City's General Plan includes identification of areas of high and
low susceptibility for cultural resources. Should a project be located in an area of high susceptibility, the
land will be surveyed consistent with existing City standards. The implementation of these requirements
will assure that future developments' impacts on cultural resources are less than significant.
Lands in the City are generally not likely to contain paleontological resources, as the alluvium that
forms the top layer of soil is of too young an age to be compatible for such resources.
There are no known cemeteries or burial sites within the City. In addition, should the grading for a
project in the future uncover human remains, the City will adhere to State law, which requires that work
stop, that the coroner examine the remains, and that he or she contact local Tribes if such remains are
judged to be Native American. This existing State law will assure that impacts to human remains will be
less than significant when future projects are developed.
Mitigation Measures
None required.
E
Terra Nova/City of Palm Desert
Housing Element Update
Mitigation Monitoring and Reporting
None required.
-12-
I
Terra Nova/City ol' Palm Desert
Housink Element Undate
VI. GEOLOGY AND SOILS —
Would the project:
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
a) Expose people or structures to poten-
X
tial substantial adverse effects, including
the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault,
X
as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area
or based on other substantial evidence of
a known fault?
ii) Strong seismic ground shaking?
X
iii) Seismic -related ground failure,
X
including liquefaction?
iv) Landslides?
X
b) Result in substantial soil erosion or
X
the loss of topsoil?
d) Be located on expansive soil, as
X
defined in Table 18-1-B of the Uniform
Building Code, creating substantial risks
to life or property?
e) Have soils incapable of adequately
X
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
��...,. = ul..l "%,3%AL uli riau anu r.nvironmental impact xeport; "Soils Survey of Riverside
County, California, Coachella Valley Area," U.S. Soil Conservation Service, September 1980.
The adoption of the Housing Element will have no impact on seismic hazards or soils. There are no
Alquist Priolo Earthquake Fault zones in the City. All areas of the City, however, will be subject to
strong ground shaking in the event of a major earthquake on the San Andreas or San Jacinto faults,
which occur to the north and south of the City, respectively. The future development of housing projects
-13-
Terra Nova/City of Palm Desert
Housing Element Update
will be reviewed individually by the City when projects are proposed. The City will require the
implementation of strict seismic building standards suitable for seismic zones for all future buildings.
Similarly, the City requires the submittal of site -specific soil surveys for all projects when building plans
are submitted. These surveys will analyze the potential for settlement, expansion and erosion, and will
include implementation measures which reduce any potential impacts. The City also implements the
standards of the NPDES, which addresses soil erosion due to water; and the CVAG dust management
program, which addresses soil erosion associated with wind. These standard practices will assure that
impacts associated with soils are minimized.
Mitigation Measures
None required
Mitigation Monitoring and Reporting
None required.
NEE
Terra Nov,,Xity of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VII. HAZARDS AND HAZARDOUS
MATERIALS --Would the project:
a) Create a significant hazard to the public or
the environment through the routine transport,
X
use, or disposal of hazardous materials?
b) Create a significant hazard to the public or
the environment through reasonably
X
foreseeable upset and accident conditions
involving the release of hazardous materials
into the environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
X
substances, or waste within one -quarter mile
of an existing or proposed school?
d) Be located on a site which is included on a
list of hazardous materials sites compiled
X
pursuant to Government Code Section
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
e) For a project located within an airport land
use plan or, where such a plan has not been
X
adopted, within two miles of a public airport
or public use airport, would the project result
in a safety hazard for people residing or
working in the area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety
X
hazard for people residing or working in the
project area?
g) Impair implementation of or physically
interfere with an adopted emergency response
X
or evacuation plan?
h) Expose people or structures to a significant
risk of loss, injury or death involving wildland
X
fires, including where wildlands are adjacent
to urbanized areas or where residences are
intermixed with wildlands?
Sources: Palm Desert General Plan and Environmental Impact Report.
-15-
Terra Nova/City of Palm Desert
Housing Element Update
The adoption of the Housing Element will have no impact on hazards or hazardous materials. As new
housing projects are proposed, the City will review their potential impacts in conformance with CEQA.
However, the eventual development of housing projects in the City will result in the storage of only
small amounts of chemicals and cleaning products in individual homes. The City's solid waste disposal
contractor implements household hazardous waste programs to assure the proper disposal of these
materials.
The sites proposed for future housing do not occur on sites known to have had hazardous waste dumps,
or sites listed by the State for such purpose. Individual sites will be assessed as development is
proposed.
The development of housing will not result in a hazard to a school, although a number of schools occur
in the City. The housing does not constitute a hazardous land use, and as stated above, only small
quantities of cleaning products will be stored in individual homes.
The closest airport to the City is located on its eastern boundary, in the community of Bermuda Dunes.
The City complies with the requirements of the County Airport Commission, and should a residential
project be proposed within a hazard zone, as identified in the Bermuda Dunes Airport Land Use Plan,
the development will be regulated through that plan.
All future projects are expected to occur on the City's existing street grid, and will be reviewed by the
City Engineer and Fire Department to assure that they do not interfere with emergency response plans.
In addition, the Fire Department and City Engineer will review interior street layouts to assure that all
areas of the project are accessible in an emergency.
Lands designated for housing are located on the Valley floor, and do not occur in areas subject to
wildland fires.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
M
Terra Nova/City of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VIII. HYDROLOGY AND WATER
QUALITY -- Would the project:
a) Violate any water quality standards or
waste discharge requirements'?
X
b) Substantially deplete groundwater
supplies or interfere substantially with
X
groundwater recharge such that there
would be a net deficit in aquifer volume or
a lowering of the local groundwater table
level (e.g., the production rate of pre-
existing nearby wells would drop to a
level which would not support existing
land uses or planned uses for which
_permits have been ranted)?
c) Substantially alter the existing drainage
pattern of the site or area, including
X
through the alteration of the course of a
stream or river, in a manner resulting in
substantial erosion/siltation on- or off -site?
d) Substantially alter the existing drainage
pattern of the site or area, including
X
through the alteration of the course of a
stream or river, or substantially increase
the rate or amount of surface runoff in a
manner that would result in flooding on -
or off -site?
e) Create or contribute runoff water which
would exceed the capacity of existing or
X
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff?
f) Place housing within a 100-year flood
hazard area as mapped on a federal Flood
X
Hazard Boundary or Flood Insurance Rate
Map or other flood hazard delineation
map?
g) Place within a 100-year flood hazard
area structures, which would impede or
X
redirect flood flows?
vvu1qk.c3. 1 all,l iJGJG1L kicnei-ai rlan and DR.
-17-
Terra Nova/City of Palm Desert
Housing Element Update
Adoption of the Housing Element will have no impact on hydrology or water resources. The eventual
development of housing projects will be reviewed by the City under CEQA, to determine whether
impacts will occur, and whether mitigation measures are necessary.
However, the City is served by the Coachella Valley Water District for domestic water and wastewater
treatment. It is expected that all future multi -family housing, and all but certain infill lots for single
family homes, will be connected to sanitary sewer service. The District complies with or exceeds water
quality standards at all its facilities, and will continue to maintain these facilities. As regards water
quality of surface waters, the City requires that all applicants comply with NPDES standards, which
include storm water protection during both construction and operation of a project. These requirements
will be applied to all future housing projects.
The City requires that new development retain the equivalent of the 100 year storm on site. As future
projects are proposed, these standards will be applied. In limited cases, new projects could occur
adjacent to the Whitewater River, an intermittent stream which flows from Palm Springs to the west to
the Salton Sea to the east. Projects occurring in these areas may be allowed to discharge storm flows into
the River. If this is allowed, in addition to NPDES standards, project proponents will be required to
comply with US Army Corps and California Department of Fish and Game standards, which include
standards for the protection of surface waters from pollutants.
Future development projects will occur on vacant lands, or to a limited extent will involve the
rehabilitation of existing units. No structures will be constructed in a flood zone, or will homes occur in
such a zone, without first modifying the flood area to remove it from the 100 year storm boundary.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
- l 8-
Terra Nova/City of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
community?
X
b) Conflict with any applicable land use
plan, policy, or regulation of an agency
X
with jurisdiction over the project
(including, but not limited to the general
plan, specific plan, local coastal
program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating
an environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural community
X
conservation plan?
Sources: Palm Desert General Plan, and Palm Desert Zoning Ordinance.
The adoption of the Housing Element will have no impact on an existing community. As previously
stated, the development of housing in the future will occur on lands currently vacant. The Element also
includes policies and programs allowing for the rehabilitation of existing units. When existing units are
purchased by the City for rehabilitation, it is expected that the City would purchase all the units within
that apartment complex and rehabilitate them all. As a result, the rehabilitation program will not divide
an existing apartment complex.
The Housing Element was reviewed for consistency with the General Plan, and is consistent. The
adoption of the Element is a requirement of law, and therefore represents a beneficial impact as it relates
to the General Plan. The Element includes requirements for changes of zone on certain properties. The
impacts of these changes of zone will be evaluated under CEQA as they are brought forward for
consideration by the Planning Commission and City Council. As State law requires that zoning be
consistent with the General Plan, it is expected that these changes will also represent a beneficial impact.
As stated under Biological Resources, the City participates in the Coachella Valley Multiple Species
Habitat Conservation Plan, and will implement its requirements for all future projects.
Mitigation Measures
No mitigation measures required.
Mitigation Monitoring and Reporting
No mitigation monitoring or reporting required.
-19-
Terra Nov,Xity of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
Y. MINERAL RESOURCES -- Would
the project:
X
a) Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of
the state?
X
b) Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan`?
Sources: Palm Desert General Plan and Environmental Impact Report; Mineral Land Classification:
Aggregate Materials in the Palm Springs Production -Consumption Region, prepared by the California
Department of Conservation Division of Mines and Geology, 1988.
The adoption and implementation of the Housing Element will have no impact on mineral resources.
The lands on which future housing will occur is currently designated for urban land uses, and has been
for a number of years. No active mining occurs in the City, nor are any such sites proposed.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-20-
E
Terra NovdCity of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XI. NOISE Would the project result in:
a) Exposure of persons to or generation
X
of noise levels in excess of standards
established in the local general plan or
noise ordinance, or applicable standards
of other agencies?
b) Exposure of persons to or generation
X
of excessive groundborne vibration or
groundborne noise levels?
c) A substantial permanent increase in
X
ambient noise levels in the project
vicinity above levels existing without the
project?
d) A substantial temporary or periodic
X
increase in ambient noise levels in the
project vicinity above levels existing
without the project?
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project expose people residing
or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a
X
private airstrip, would the project expose
people residing or working in the project
area to excessive noise levels?
Sources: Palm Desert General Plan and EIR.
Adoption of the Housing Element will have no impact on noise. The eventual development of housing
projects will be reviewed by the City as individual projects are proposed. It is likely that some of these
projects will occur on major arterial roadways, where noise levels are elevated. The City maintains a
standard of 65 dBA CNEL for exterior living areas for residential projects. Some future housing projects
may require noise attenuation, such as walls or screening, to meet these standards. These potential
-21-
Terra Nova/City of Palm Desert
Housin, Element Update
impacts will be considered for each individual site, to assure proper mitigation, if needed, under CEQA.
In addition, the City requires that site -specific noise analysis be submitted with building plans, to
demonstrate that interior noise levels will not exceed building code standards. This requirement will
apply to every project in the future.
The construction of individual projects is also likely to result in temporary construction noise. This will
be analyzed by the City on an individual basis, to assure that potential impacts to adjoining homes are
addressed. Construction hours and days of work are restricted by the municipal code so as to minimize
impact to neighboring properties.
As previously stated, the Bermuda Dunes Airport occurs immediately east of the City. Limited vacant
lands are available for housing in this area. The noise contours for the airport are clearly defined, and
should a project be proposed in an area where noise levels are expected to exceed City standards, project
specific attenuation will be required.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting Program
None required.
-22-
I
'Terra Nova/City of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XII. POPULATION AND HOUSING
— Would the project:
a) Induce substantial population growth
in an area, either directly (for example,
X
by proposing new homes and businesses)
or indirectly (for example, through
extension of roads or other
infrastructure)?
b) Displace substantial numbers of
existing housing, necessitating the
X
construction of replacement housing
elsewhere?
c) Displace substantial numbers of
people, necessitating the construction of
X
replacement housing elsewhere?
Sources: Palm Desert General Plan and Draft Environmental Impact Report.
The adoption of the Housing Element will have no impact on population or housing. The eventual
development of housing projects could induce growth, as most lands available for housing are located in
the north end of the City, in areas which are currently vacant. However, the housing facilitated by the
Element is projected to be needed to accommodate natural growth in the community, not to over -build.
Therefore, it is expected that this housing will only occur when a demand exists.
As previously stated, development of future housing projects will occur primarily on vacant lands,
which will not displace either people or housing. In the case of the rehabilitation of housing units, the
City is required to implement relocation plans for low income households that are displaced, and will
follow these requirements. Each project will be evaluated under CEQA to assure that no significant
impacts to existing populations or housing units occur.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-23-
Terra Nova/City of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIII. PUBLIC SERVICES
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically
altered governmental facilities, need for
new or physically altered governmental
facilities, the construction of which could
cause significant environmental impacts,
in order to maintain acceptable service
ratios, response times or other perform-
ance objectives for any of the public
services:
Fire protection?
X
Police protection?
X
Schools?
X
Parks?
X
Other public facilities?
X
Sources: Palm Desert General Plan and Environmental Impact Report.
The adoption of the Housing Element will have no adverse impact on public services. The eventual
development of individual housing projects will be considered under the requirements of CEQA as they
are proposed. This analysis will include review by the police and fire departments to assure that
adequate facilities exist or can be added prior to the projects' implementation.
The City implements park mitigation fees, and will apply this standard requirement to new projects in
the future. New projects will also be required to pay the mandated school impact fees, which are
designed to mitigate the impacts of new housing units on the school system.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-24-
Terra Nova/City of Palrn Desert
Housing Elernent Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIV. RECREATION --
a) Would the project increase the use of
X
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational
X
facilities or require the construction or
expansion of recreational facilities,
which might have an adverse physical
effect on the environment?
Sources: Project description/site plans; and Palm Desert General Plan and Environmental Impact
Report.
The adoption of the Housing Element will have no impact on recreation. As previously stated, the City
requires the payment of impact fees for parks. The City's Zoning Ordinance also requires the inclusion
of common area open space and recreation in all multi -family projects. These standard requirements will
be applied to all future projects as they secure building permits. The adopted General Plan anticipates
the growth in population associated with the Housing Element Update, and provides for two new large
parks in the north end of the city where residential development will occur. These new parks will
absorb the expected growth such that there is o adverse impact to the City's existing parks.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
-25-
'Terra Nova/City of Palm Desert
Housing, Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XV. TRANSPORTATION/TRAFFIC
-- Would the project:
a) Cause an increase in traffic, which is
X
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed, either individually or
X
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways?
c) Result in a change in air traffic
X
patterns, including either an increase in
traffic levels or a change in location that
results in substantial safety risks?
d) Substantially increase hazards due to a
X
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)?
e) Result in inadequate emergency
X
access?
f) Result in inadequate parking capacity?
X
g) Conflict with adopted policies, plans,
X
or programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)?
Sources: Palm Desert Zoning Ordinance, Palm Desert General Plan and EIR.
The adoption of the Housing Element will have no advserse impact on traffic or circulation. As housing
projects are proposed in the future, the City will consider their impact on the City's roadway grid, and
require traffic impact analysis when necessary. This requirement will be implemented in addition to the
CEQA review of the projects, which will also analyze potential traffic impacts. The City's General Plan
and associated EIR establish City-wide levels of service, and current and projected levels of service on
all major roadways. All future projects will be required to comply with these standards.
It is not anticipated that any future housing project will impact air transportation.
-26-
Terra Nova/City of Palm Desert
Housing Element Update
Future projects will also be reviewed to assure that hazardous designs are not included, that emergency
access is adequate, and that parking requirements are consistent with the City's zoning standards. There
will be no change in air traffic patterns associated with adoption of the Housing Element update.
As most future housing projects will be located on or near major roadways, it is anticipated that they
will provide access to SunLine Transit facilities and services on these roadways. This will also be
evaluated as individual projects are proposed.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
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Terra Nova/City of Palm Desert
Housing Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVI. UTILITIES AND SERVICE
SYSTEMS
Would the project:
a) Exceed wastewater treatment
X
requirements of the applicable Regional
Water Quality Control Board?
b) Require or result in the construction of
X
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of
X
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
d) Have sufficient water supplies
X
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed?
e) Result in a determination by the
X
wastewater treatment provider that
serves or may serve the project that it has
adequate capacity to serve the project's
projected demand in addition to the
provider's existing commitments?
f) Be served by a landfill with sufficient
X
permitted capacity to accommodate the
project's solid waste disposal needs?
g) Comply with federal, state, & local
X
solid waste statutes and regulations?
Sources: Palm Desert General rian ana urart unviumnicivai 1111pa �.. N.,��, ����•���,� . ---J - • -----
Management Plan and associated Final EIR, Coachella Valley Water District, Adopted October 2002.
The adoption of the Housing Element will have no adverse impact on utilities or service systems. Future
housing projects will be evaluated under CEQA to assure that sufficient water, wastewater treatment and
solid waste disposal capacity is available at the time each of these projects is proposed. However, at the
present time, CVWD has indicated that it has sufficient water supplies and wastewater treatment
capacity to serve build out of the General Plan, and local landfills have sufficient capacity to serve the
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Terra Nova/City of Palm Desert
Housing Element Update
City in the long term. As previously stated, the City contracts for solid waste management, and the
contractor is required to comply with all local, State and federal regulations. The City requires that storm
flows be retained on site for all new development. These facilities will be constructed by each project as
it occurs, and the impacts of these facilities will be considered when the project is proposed.
Mitigation Measures
None required.
Mitigation Monitoring and Reporting
None required.
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Terra Nova/City of Palm Desert
HnusinL� Element Update
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE --
a) Does the project have the potential to
X
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or
wildlife population to drop below self-
sustaining levels, threaten to eliminate a
plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
b) Does the project have the potential to
X
achieve short-term, to the disadvantage
of long-term environmental goals?
c) Does the project have impacts that are
X
individually limited, but cumulatively
considerable? ("Cumulatively consider-
able" means that the incremental effects
of a project are considerable when
viewed in connection with the effects of
past projects, the effects of other current
projects, and the effects of probable
futureprojects)?
d) Does the project have environmental
X
effects, which will cause substantial
adverse effects on human beings, either
directly or indirectly?
Sources: Palm Desert Uenerai Tian ana urait, niivtruuii11CIRU 1111p t%'L %,Ful .
The adoption of the Housing Element will have no significant impact on the environment. Future
development proposals will be evaluated individually to determine if they create any impact on
biological or cultural resources. Similarly, impacts which could affect human beings will be addressed
based on site -specific conditions.
The implementation of the Housing Element will result in the City's compliance with State law, and the
creation of housing to meet the City's growth needs in the future, providing a significant increase in the
inventory of affordable housing within the city limits. This represents beneficial short and long term
goals, significant among them being a reduction in vehicle miles traveled and the associated
improvement in regional air quality.
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Terra Nov,Xity of Palm Desert
Housin, Element Ur)date
The construction of future housing units will be consistent with the General Plan, and will not represent
significant cumulative impacts.
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TN/City of Palm Desert
General Plan/Housing Element
HOUSING ELEMENT
PURPOSE
Providing all residents of Palm Desert with a safe and affordable residence is the ultimate goal of
this Element. The Housing Element is designed to guide the City's elected and appointed
officials, as well as City staff and the general public, in locating and constructing housing to
accommodate all segments of the community.
The City has been active in adding to its inventory of affordable housing units in the 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
accommodate all types of housing, to allow for the development of single family and multi-
family units to meet the needs of the City's residents, now and in the future. The Housing
Element includes a description of existing housing types, condition of existing units,
overcrowding, overpayment, special housing needs, and the demand for affordable housing in
the City. The Element also includes an analysis of the progress made since the drafting of the last
Housing Element, and projections of needs for the 2006-2014 planning period.
California Law
California Government Code requires that every City and County prepare a Housing Element as
part of its General Plan. In addition, State law contains specific requirements for the preparation
and content of Housing Elements. According to Article 10.6, Section 65580, the Legislature has
found that:
(1) The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California family is a priority
of the highest order.
(2) The early attainment of this goal requires the cooperative participation of government and
the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.
(3) The provision of housing affordable to low and moderate income households requires the
cooperation of all levels of government.
(4) Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community.
(5) The legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, enviromnental, and fiscal factors and
Housing Element
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General Plan/Housing Element
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
(1) To assure that local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2) To assure that cities and counties prepare and implement housing elements which, along
with federal and State programs, will move toward attainment of the State housing goal.
(3) To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
(4) To ensure that each local government cooperates with other local governments to address
regional housing needs.
Government Code Section 65583 outlines the required content of all housing elements including
identification and analysis of existing and projected housing needs, and a statement of goals,
policies, quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. Specific requirements include the following:
(1) An assessment of housing needs and an inventory of resources and constraints relevant to
the meeting of these needs. The analysis should include population and employment
trends; documentation of household characteristics; inventory of land suitable for
residential development; governmental and other constraints to new housing
development; analysis of any special housing needs and an assessment of existing
affordable housing developments.
(2) A program which sets forth a five-year schedule of actions the local government is
undertaking or intends to undertake to implement the policies and achieve the objectives
of the housing element in order to meet the housing needs of all economic segments of
the community.
California law also requires that the Housing Element be consistent with the balance of the
General Plan. The update of the Element was considered in the context of the balance of the
General Plan, and found to be consistent. Any future amendment of any portion of the General
Plan, including this element, will be analyzed to assure internal consistency.
Evaluation of Existing Housing Element Policies and Programs
Policy I
The creation of new and the preservation of existing affordable housing projects shall be
encouraged in all areas of the City.
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Program I.A
The Agency shall pursue development of 162 rental and 117 ownership units west of Cook
Street, between 42nd Avenue and Merle, as an affordable family project. Of the 162 rental units,
154 shall be restricted to very low income households, and 8 shall be restricted to low income
households.
Responsible Agency: Redevelopment Agency
Schedule: 2002-2005
Evaluation: 162 rental units were developed in 2003, consisting of 73 very low income and 89
low income units. The Agency also planned the development of 27 very low and low income
senior rental units at the La Rocca Villas project during the previous planning period. The
Falcon Crest project will consist of 93 ownership units, 13 of which will be available to low,
income owners, and 80 of which will be available for moderate income owners.
Program 1.13
The Agency shall continue to implement the Self Help Housing program, and shall identify 20
households to be assisted by the program in this planning period.
Responsible Agency: Redevelopment Agency
Schedule: 2004-2005
Evaluation: There were six lots donated for self-help housing units to be built in the planning
period, and 14 additional units are planned and will be constructed in the coming planning
period. The Agency will continue to work with agencies such as Habitat . for Humanity and
Coachella Valley Housing Coalition to identify additional properties where self-help units 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
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 420
additional units, including 141 units at California Villas, 48 units at Laguna Palms, 66 units at
Country Village, and 30 units at Candlewood. In addition, 15 units at Villas on the Green, 31
units at Canterra, 64 units at the Enclave, 21 units at Emerald Brook and two units each at River
Run One and Pacific Assisted Living were realized through density bonus provisions by third
parties.
Program 1.1)
The Agency shall maintain the existing resale restrictions and other subsidies on the Desert Rose
project.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
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General Plan/Housing Element
Evaluation: The Desert Rose project continues to be a fully functioning project with income and
affordability restrictions in place as they have been since its construction. There are 161 homes
in the project, 24 oJ' which are owned by very low income households, 108 by low income
households, and 29 by moderate income households. The Agency intends to maintain the
affordability of this ownership project through the next planning period and beyond.
Program LE
The Agency shall maintain ownership of its 745 existing rental housing units in order to assure
long term affordability for these projects.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
Evaluation: The Agency has maintained ownership of the 745 units since the beginning of the
previous planning period, and has purchased or constructed additional units. See Program 1. C.,
above.
Policy 2
The City shall continue to strive to meet the State -mandated special shelter needs of large
families, female headed households, single parent families, senior citizens, handicapped and
homeless individuals and families, and shall consider including units for such households in its
projects.
Program 2.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 City maintains literature at City Hall relating to tenant rights and other Fair
Housing Act issues as well as at each of the Agency's rental properties. The Redevelopment
Agency also refers complaints to the Fair Housing Council of Riverside County.
Program 2.13
The City shall work with the Senior Center and other appropriate agencies in assisting whenever
possible in the housing of handicapped residents, through participation by the Redevelopment
Agency.
Responsible Agency: Redevelopment 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 standards.
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
Housing Element
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TN/City of Palm Desert,}
General Plan/Housing Element
Schedule: Ongoing
Evaluation: The City is home to a Shelter from the Storm facility which provides 20 two -
bedroom transitional units for women and their children. In addition, the City is participating in
the regional homelessness program being developed through the Coachella Valley Association
of Governments (see Homelessness section, below). The City's Zoning Ordinance continues to
allow homeless shelters as a conditional use.
Program 2.1)
The City shall encourage local organizations, such as the Coachella Valley Rescue Mission,
Martha's Village and Catholic Charities, to apply to the City for the assignment of CDBG funds
for homeless services.
Responsible Agency: City Manager's Office
Schedule: 2003-04
Evaluation: The City annually receives requests from 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 Social Services for homeless programs.
Program 2.E
The City shall encourage the acquisition of existing mobile home parks by non-profit agencies or
organizations, in order to preserve their affordability.
Responsible Agency: Redevelopment Agency, City Manager's Office
Schedule: Ongoing
Evaluation: The City has not acquired mobile home parks through this program, nor have third
party organizations done so. However, during the planning period the City made several efforts
to preserve affordability of an existing mobile home park, including the submission of an
application to the State of California Water Quality Resources Control Board ,for sewer
conversion grant assistance. The application for grant assistance by the City on behalf of the
Indian Springs Mobile Home Park to the State of California Water Quality Resources control
board was not selected. Additionally, the City has implemented a mobile home improvement
program as part of its Home Improvement Program as well as an ongoing code compliance
program to assure that the quality of life within 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.
Housing Element
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General Plan/Housing Element
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 Department
Schedule: Ongoing
Evaluation: The number of Section 8 assisted households varies from year to year in the City,
but currently totals about 129 annually. There are currently approximately 35 Section 8
households in Agency owned properties. This program will be ongoing.
Program 3.13
Should the Candlewood Apartments opt -out of their HUD contract, the City shall actively
participate in the identification of a potential buyer to maintain affordability for this project. The
Redevelopment Agency will also assist these organizations in securing financing.
Responsible Agency: Redevelopment Agency
Schedule: As needed
Evaluation: The Candlewood Apartments were purchased by the Redevelopment Agency during
the previous planning period, and currently remain affordable to very low (23 units), low (4
units) and moderate (3 units) income senior households. This program was successfully
completed and will not be extended to the current planning period.
Policy 4
The Redevelopment Agency shall annually allocate funds to eligible projects for review and
consideration, in conformance with its Five Year Implementation Plan.
Evaluation: The Redevelopment Agency prepares its 5 year Implementation Plan on the State
mandated schedule. This Plan requires that the Agency allocate funds for projects through each
five year cycle. In addition, the Agency regularly reviews revenues and opportunities, and
adjusts fiuture expenditures based on these opportunities. This policy is ongoing.
Policy 5
The City Council shall consider, as an additional incentive, the reduction, subsidizing or
deferring of development fees to facilitate the development of affordable housing.
Evaluation: The City has not included the deferral or reduction of fees in past projects, but has
used a variety of means, including density bonus and variations on development standards, to
facilitate affordable housing production by private parties. The City Council continues to have
the ability to include fee waivers or deferrals for affordable housing projects in the fiuture.
Policy 6
The City shall continue to address the needs of the senior population in the development of
housing.
Mousing Element
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General Plan/Housing Element
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
Schedule: Ongoing
Evaluation: The City continues to include the Senior Overlay District and Second Unit Senior
Housing standards in its Zoning Ordinance.
Program 6.13
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
Evaluation: The Redevelopment Agency planned the La Rocca Villas project during the past
planning period, which will provide 27 senior units for very low and low income households.
Program 6.0
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Redevelopment Agency, Community Development Department
Schedule: Ongoing
Evaluation: The assisted living projects in existence in the City at the beginning of the previous
planning period continue to operate in the City.
Policy 7
The City shall implement the State's density bonus law.
Evaluation: The City implemented the State's density bonus law during the previous 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 Program, and shall assist 25
households each year.
Responsible Agency: Redevelopment Agency, Housing Department
Schedule: 2003-04, Ongoing
Evaluation: The Agency continues to operate several home improvement programs which
include grants and low interest loans. Grants vary in amount from $5,000 to $20,000 depending
on household income and type of improvement. Loans are available up to $45, 000 depending on
household income and type of improvement. Types of improvements range from emergencies,
lead and asbestos abatement, and energy efficiency upgrades as well as overall home
improvement for health and safety issues. The Agency also maintains a Matching Fund grant
Housing Element
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TN/City of Palm Desert
General Plan/Housing Element
program, which matches up to $5, 000 for eligible very low, low and moderate income
households. No applicant has been denied due to lack of funding, and 191 households were
assisted in the previous planning period.
Program 8.13
The Agency shall establish and fund a multi -family residential rehabilitation program, and assist
30-40 multi -family units during the planning period.
Responsible Agency: Redevelopment Agency, Housing Department
Schedule: 2003-04
Evaluation: The Agency funded rehabilitation programs for Agency owned properties
throughout the previous planning period. The Agency has not received or identified
rehabilitation requests from private owners which could be funded through this program. As a
rule, requests for assistance from privately owned apartment projects have been .for purchase of
those units, rather than rehabilitation. The Agency acquired California Villas and Country
Village Apartments (formerly market units) during the previous planning period, which the
Agency rehabilitated and converted the units to affordable housing. California Villas was
substantially rehabilitated and Country Village was undergoing a site analysis for future
increased affordable opportunities. The Agency acquired Candlewood Apartments and Laguna
Palms in anticipation of the expiration of affordability restrictions. Please see the Existing
Housing Projects section for details on these projects. Altogether, these projects provide 285
units oJ'very low, low or moderate income housing in the City.
Policy 9
The City shall maintain the Rental Subsidy Program, the Mortgage Subsidy Program and the
Homebuyers Program.
Evaluation: The Redevelopment Agency maintained a Rent Subsidy Program and assisted
families that were overburdened in housing cost or were overcrowded to obtain suitable housing.
The Redevelopment Agency has a First Time Homebuyer Program at Desert Rose and Falcon
Crest, and other various location throughout the City and has assisted 207 single family homes
which have been sold to 45 very low income households, 130 low income households, anry 30
moderate income households. These homes all have long term resale restrictions which 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 of the General Plan in 2004, the City established the University Park
Master Plan area, which provides a broad mix of land use designations for an area
encompassing 2,230 acres. The University Park is focused on the California State University
campus, and includes newly developed office and retail commercial development, and areas for
high density residential development. Please see the Land Inventory section below for details on
the lands available for housing in this area.
Housing Element
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General Plan/Housing Element
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.
Evaluation: Through the Home Improvement Program, the Agency operates two programs.for
very low, low and moderate income households to promote energy conservation: the Drought
Tolerant Landscaping Retrofit Program, which provides loans in the amount of $7,500 at a 3%
interest rate for very low, low and moderate income households to convert landscaping to
drought tolerant, low water using landscaping; and the Energy Efficiency Upgrade Program,
which coordinates available energy efficient conversions with the Energy Management office at
the City. In addition, the City has adopted an Energy Conservation Ordinance for the
construction of all projects, and includes "Green " improvements in all Agency construction
projects to the greatest extent possible. This has included the installation of solar panels at
Falcon Crest, La Rocca Villas and Palm Village.
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General Plan/Housing Element
DEMOGRAPHIC INFORMATION
This section provides the demographic background for the residents of Palm Desert. The
information is primarily based on 2000 U. S. Census data. Where more current data is available,
it has been included in addition to the Census information.
REGIONAL SETTING
The City of Palm Desert is located in the Coachella Valley, in eastern Riverside County.
Riverside County grew from 663,923 in 1980 to 1,110,000 in 1990, an increase 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 growth. The DOF estimated that in January of 2009, Riverside County had a
population of 2,107,653, an increase of 36% 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 2009, the
DOF estimated that the City's population had grown to 51,509 (including population from newly
annexed areas), an increase of 24.7% in nine years. The City has grown at a rate slower than that
of the County as a whole.
Population by Age Group and Ethnicity_
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 group.
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-15 lists the ethnic distribution for Palm Desert in 2000.
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General Plan/Housing Element
Table III-15
City of Palm Desert
Ethnic Characteristics, 2000
Number
% of Total
White
35,961
87.1%
Black
493
1.2%
Native American
130
0.3%
Asian & Pac. 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 seem distorted because the U.S. Census
does not consider Hispanic ancestry to be a race. For this reason,
some Hispanics
choose to list themselves under the classification for other races.
Source: 2000 Census of Population and Housing
Household Size and Income
The City had a total of 19,370 households in 2000. By 2009, the DOF estimated that there were
23,712 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 the number of households in each income
range in 2000.
Table 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
11.0%
25,000-34,999
2,306
11.9%
35,000-49,999
3,111
16.1 %
50,00-74,999
3,715
19.2%
75,000-99,999
1,938
10.0%
100,0004149,000
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.
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General Plan/Housing Element
Employment and Maior Employers
The Census data also provided information on employment distribution in 2000. Of a total
workforce of 17,384, the largest sectors for employment were retail trade and services.
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, Durables
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 Census
Housing 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 34,329 housing units in 2009, as demonstrated in Table III-18.
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Table III-18
City Housing Characteristics
Units in Structure 2000* 2009**
Single Family, detached 11,120 13,571
Single Family, attached 9,551 9,697
2-4 Units, Multi -family 2,463 2,541
5+ Units, Multi -family 3,738 5,208
Mobile homes 1,199 3,312
Total 28,071 34,329
*Source: 2000 US Census
**Department of Finance, January 2009 estimates
Age of Housing Stock
The Census identified a total of 19,299 occupied housing units in 2000. Of these, 7,888 were
built before 1980, while 11,411 were less than 20 years old. From 2000 to 2009, an additional
6,258 units were constructed, of which 4,321 are estimated to be occupied.
Table III-19
Aye of Occuaied Housiniz Units
Year Built No of Units % of Total
2000-2009
4,321
18.3%
1999-2000
372
1.6%
1995-1998
1,292
5.5%
1990-1994
2,416
10.2%
1980-1989
7,331
31.0%
1970-1979
4,343
18.4%
1960-1969
2,351
10.0%
1940-1959
1,106
4.7%
Before 1940
88
0.4%
Total
23,620
100%
Source: 2000 U.S. Census, Deportment
of Finance 2009
Vacancy Status
The 2000 Census showed a total of 8,701 of the 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 2009, the DOF estimates that 30.94% of the 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.
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Table 111-20
Vacancy Status — 2000
Unit Type No. of Units % of All
Vacant
Units
For Rent
562
6.4%
For Sale
351
4.0%
Rented or Sold, not occupied
192
2.2%
Seasonal, Recreational or
Occasional Use
7,005
79.9%
For Migrant Workers
0
0.0%
Other Vacant
662
7.5%
Total 8,772 100%
Source: 2000 Census
Housing Tenure
Housing tenure for occupied units only in 2000 is shown in Table III-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%
Source: 2000 Census
Overcrowding
The California Department of Housing and Community Development (HCD) establishes a
standard of 1.01 persons per room as the criteria for defining "overcrowded" housing conditions.
Overcrowding is one of the specifically identified issues that must be addressed in the Housing
Element. Table III-22 illustrates the Census estimates for persons per room. The 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.
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Table III-22
Overcrowding, 2000
Persons/Room No. of HH
Owner -Occupied Units
0.50 or less 10,938
0.51 to 1:00 1,727
1.01 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
1.51 to 2.00
249
2.01 or more
151
Source: 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.
Value
Number
Less 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 below in
the section titled "Economic Constraints".
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EXISTING AFFORDABLE HOUSING PROGRAMS
There are a number of projects and programs available in Palm Desert which provide a variety of
services to the City's residents. In addition, regional, state and federal programs can also be
accessed within the community. This section of the Housing Element provides a summary of
programs available by a number of agencies.
City Programs
The City's affordable housing programs are provided through its Redevelopment Agency. The
Agency maintains a Five Year Implementation Plan which includes an Affordable Housing
Strategy & Compliance Plan. The latter provides specific allocations for assistance programs for
the period from 2006 through 2014, which are briefly described below.
Rental Assistance Program
Owners of single-family homes, condominiums, mobile homes or apartments who rent to very
low, low, and moderate income tenants may receive direct rental payment assistance from the
Agency. The owner must, in exchange for the assistance, enter into a recorded agreement with
the Agency assuring affordability of the rental units for 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 three (3) units through this program. This program is also the funding
mechanism established to repurchase single family units that are restricted as affordable in the
event a qualified buyer cannot be identified prior to the expiration of the Agency's option to
repurchase. The Agency opts to repurchase these units in order to maintain affordability of the
unit and currently has five (5) such homes awaiting qualified buyers.
Mortgage Assistance Program
Very low, low, and moderate income owners of single-family homes, condominiums and mobile
homes may receive assistance if their mortgage payment exceeds 30% of their income.
Assistance is provided directly by the Redevelopment Agency. In exchange for the assistance,
the home owner is required to enter into a recorded agreement with the Agency assuring
affordability of the home for 45 years.
This program is also the funding mechanism established in order to preserve Indian Springs
Mobile Home Park's affordability. The City received a request from the current Owner to
convert Indian Springs Mobile Home Park into a resident -owned development. The tentative
Tract Map 31862 has been approved and currently the subdivision is pending DRE submission
and approval. The City of Palm Desert and the Palm Desert Redevelopment Agency, will offer
purchase money financing to certain extremely low, very low and low income households for the
purchase of real property during the upcoming planning period.
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Homebuyers Assistance Program
The Agency will provide assistance to very low, low, and moderate income persons in the form
of low interest loans to be applied to down payment, non -recurring closing costs, reduction of the
interest rate on the first trust deed, or any other cost associated with the purchase of a home,
condominium or mobile home. There are currently 303 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 been allocated throughout the planning period. During the previous planning period,
the Agency also set aside 14 lots for a future self-help development along Merle Drive, and in
2009 completed a Request for Proposals (RFP) for development. No responses were received
for the RFP. Staff will revise the RFP to include assistance to the homebuyers for their down
payment or closing costs and re -advertise the opportunity.
Home Improvement Program
The Agency assists very low, low and moderate income households with home repairs by
providing grants and low interest loans to program participants. The program has eight (8)
components:
• The Emergency Grant Component allows up to $7,500 for very low and $5,000 for low
income households for emergency repairs to their homes.
• The Rehabilitation Grant Component will grant up to $20,000 for home improvements to
very low income households.
• The Matching Fund Grant Component will match up to $5,000 in home improvements
with a homeowner who contributes the same amount or more to the improvements. This
grant is available to very low and low income households.
• The Rehabilitation Loan Component allows up to $35,000 for active loans and $45,000
for a deferred loan for home improvements to low and moderate income households,
respectively.
• The Drought Tolerant Landscape Retrofit Loan Component allows up to $7,500 in
improvements that intend to reduce the consumption of a natural resource for very low,
low and moderate income households.
• The Make a Difference Volunteer Assistance Component organizes community
involvement through volunteers for very low, low and moderate income households.
• The Acquisition, Rehabilitation, Resale Component allows the Agency to acquire
properties available on the market for the purpose of rehabilitation and resale to a
qualified household.
• The Lead and Asbestos Abatement Component will grant $7,500 to remove lead and
asbestos from the homes of very low and low income households.
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County and Federal Programs
There are numerous programs available to provide rental assistance and to encourage the
construction of new affordable housing. The following programs are available in the City of
Palm Desert:
Section 8 Housing Assistance
The Riverside County Housing Authority provides HUD Section 8 rental assistance to lower
income renters within the City. The Authority annually subsidizes approximately 50 households
in the City.
Fair Housing Programs
The City works with the County of Riverside Fair Housing Chapter to provide anti-
discrimination, landlord -tenant mediation, fair housing training and technical assistance,
enforcement of housing rights, administrative hearings, home buyer workshops, lead -based paint
programs, and other housing related services for City residents.
AFFORDABLE HOUSING DEVELOPMENTS
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 7
complexes have either been acquired or constructed by the Agency in the City. Each of these
complexes is described below.
Agency Owned Family Apartments
One Quail Place provides 384 one and two -bedroom apartments available to lower income
ranges. There are 279 very low, 81 low, and 18 moderate income households currently living in
the complex.
Desert Pointe is a 64 one and two -bedroom unit project which currently houses 51 very low-
income households, 6 low-income households, and 2 moderate income households.
Neighbors Garden Apartments has a total of 24 two -bedroom units, 21 of which are rented by
very low-income households, 1 of which are low-income tenants, and 1 is rented to moderate
income tenants.
Taos Palms provides 16 two -bedroom units to 6 very low, 9 low and 1 moderate -income
households.
California Villas is a 141 unit project which provides one bedroom units to 107 very low, 16 low
and 9 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 39 very low income, 7 low income and l moderate income tenants. The complex was
acquired in July 2003.
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Country Village Apartments was acquired as a 66 studio property and converted to provide 72
senior units, of which 30 are occupied by very low income households, 30 by low income
households, and 12 by moderate income households. The complex was acquired in September
2005.
Sagecrest Apartments is a 15 unit project which provides two bedroom units to 5 very low, 9 low
and 1 moderate income households. The property was acquired in February 2008.
Agency Owned Senior Apartments
The Pueblos 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 15 very low, 3 low and 1 moderate income senior households.
Catalina Gardens provides 72 studio and one -bedroom apartments to 62 very low, 6 low, and 3
moderate income senior households.
Las Serenas Apartments has 150 one -bedroom units rented to 121 very low-income, 17 low-
income, and 6 moderate -income seniors.
Candlewaood Apartments provides a total of 30 one and two bedroom units to 26 very low, 3
low and 1 moderate income senior households.
Affordable Units Built in the 2006-2014 Planning Period
Palm Village Apartments provides 36 two bedroom units for 29 very low, 5 low and 2 moderate
income household. The project consists of new construction, and was completed in November
2007.
La Rocca Villas provides 27 one bedroom units for 21 very low and 6 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 25 very low income, 100 low-income and 36 moderate -income households.
Facilities within the project include community recreation and daycare.
The Rebecca Road and San Marino Homes were part of the Acquisition Rehabilitation Resale
program. Three single-family homes were rehabilitation and resold with resale restrictions for
low and moderate income households.
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Coachella Vallev Housing Coalition constructed a total of 11 self-help homes restricted to very
low and low income households, that purchased the homes through low interest loans and sweat -
equity programs.
Habitat for Humanity constructed 6 single-family homes, which are restricted to very low-
income households, that were purchased through low interest loans and sweat -equity programs.
Building Horizons homes were built as part of a vocational high school program, and provide 2
single-family homes for low-income households, with 30-year resale restrictions.
Falcon Crest provides 93 single family homes for 13 low and 80 moderate income households.
The project includes resale restrictions for a 45 year time period.
Portola Palms Mobile Home Park includes 23 mobile homeowners, 16 of which are very low
income, and 7 of which are low income. The project includes resale restrictions for 30 years.
Other Affordable Projects
The Regent (formerly Sevilla or San Tropez) Apartments has 512 one and two -bedroom units,
103 of which must be restricted to low income households, in exchange for participation in the
City's Density Bonus Program. The balance of the units are available to market households.
Hovley Gardens is a private project which received Agency assistance and tax credits, and
constructed 162 two, three and four bedroom rental units available to very low and low income
households. The project was completed in 2003.
Canterra, which consists of a total of 306 units, includes 31 units affordable to very low and low
income tenants. The units were created through the City's density bonus program. The Agency
hopes to double the number of affordable units within this project during this planning period
(please see the policies and programs below).
Villas on the Green, which consists of a total of 76 units, includes 15 studio and one bedroom
units for persons over 55 years of age in the very low, low and moderate income categories. The
units were created through the City's density bonus program.
The Enclave, which consists of a total of 320 units, includes 64 one, two, and three bedroom
units reserved for very low, low and moderate income households. The units were created
through the City's density bonus program.
The Vineyards, which consists of a total of 260 units, includes 52 one and two bedroom units
reserved for for very low, low and moderate income households. The units were created through
the City's density bonus program and the Agency has an option to purchase affordability of an
additional 51 units in the future.
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The City has also conditioned projects to provide affordable units within otherwise unrestricted
projects, resulting in a total of 27 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 481 units are owned and
operated by third parties. There are an additional 303 ownership units for very low, low and
moderate income households.
CONSTRAINTS TO THE DEVELOPMENT OF HOUSING
This section of the Housing Element analyzes the governmental, environmental, physical and
economic constraints associated with the development of housing. These constraints can take
many forms, but generally increase the cost of providing housing, which can have a potentially
significant impact on affordable housing development.
Governmental Constraints
Pen -nit 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 requires tract map review and approval for all single family home tracts and a precise
plan for multi -family projects, both of which can be processed concurrently with any other
permit that might be required. For either, the review process is a simple analysis that assures that
the project's design meets the requirements of the zone in which it occurs. Applications, when
complete, are circulated to other City departments for comments. The project will then be
reviewed by the Architectural Review Committee, and approved by the Planning Commission.
Public notice and mailings are made 10 days prior to a public hearing. The findings needed for
approval of either a tract map or precise plan pertain to the project's consistency with State law;
the General Plan and Zoning Ordinance; public health and safety; and the site's physical ability
to accommodate the project. The average processing time for a typical application is 4 to 6
months, which is generally consistent with most Valley cities, and does not represent a
constraint. Individual single family homes do not require a public hearing, and are approved by
the Planning Department as part of the usual building plan checking process.
The City's processes are not a constraint to the provision of affordable housing.
Application Fees
According to the Rose Institute of State and Local Government at Claremont McKenna College,
in their study published in March 2008, Palm Desert's planning application and permit fees are
the lowest of the Coachella Valley cities, and do not represent a constraint on the provision of
affordable housing. Table III-24, below, illustrates typical permit fees. For example, total typical
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fees per unit for a 60 unit subdivision are estimated at approximately $24,893 per unit, most of
which (77%) are impact fees which are not controlled by the City. For example, combined,
school district and TUMF fees ($10,262) represent 41 percent of the total typical fees for a
hypothetical 60 unit subdivision. The majority of the remaining impact fees are attributed to
water and sewer service which comprises approximately 26% of the total typical fees.
The Rose Institute study does not specifically address multifamily development fees. However,
the fees over which the local city has control, with one exception, are based upon building size or
valuation, which means that they are the same for multifamily dwelling units as they are for
single family homes. Hence, in all but one area, Palm Desert has the lowest fees in the
Coachella Valley for multifamily development. For the remaining development fee --
engineering -- Palm Desert ranks right in the middle, with four Coachella Valley cities charging
less, while Riverside County and three Valley cities charge more. Therefore, the planning
application and permit fees for developing multifamily housing in Palm Desert are competitive
with -- or lower than -- other Valley cities, and these fees do not pose a constraint to
development of affordable housing in Palm Desert.
Table III-24
Citv of Palm Desert Fees
Planning Fees Fee
General Plan Amendment/Change of Zone 1,230.00
Architectural Review (single family) 168.00
Conditional Use Permit or Precise Plan 2,915.00
Environmental Assessment 158.00
Tentative Tract Map 2,915.00
Parcel Map 950.00
Total Tvnical Fees
Fee Type
60 Unit Subdivision
35 Unit Subdivision
Building Permits
$309,975
$180,818
Impact Fees
$1,153,596
$677,649
Environmental Fees
$214
$214
Engineering
$27,429
$16,854
Planning
$2,348
$2,348
Total
$1,493,562
$877,884
Total per Unit
$24,893
$25,082
Source: City of Palm Desert, 2008; Rose Institute of State and Local Government at Claremont McKenna College,
March 2008
* See Appendix B for a complete listing of typical fees and City comparison
General Plan and Zoning Ordinance Constraints
The residential districts of the Land Use Element allow a broad range of densities for all types of
development. The Low Density Residential category allows 0 to 4 units per acre; the Medium
Density Residential designation allows 4 to 10 units per acre; and the High Density Residential
designation allows 10 to 22 units per acre. The Land Use designations also include a High
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Density Overlay, which was specially created for University Park. This overlay has been placed
on all land designated Medium Density Residential in the University Park area. This overlay
allows these lands to be developed at High Density Residential densities.
The City's Zoning designations parallel the General Plan, and include R-1, which allows up to 5
units per acre; the R-2 zone which allows up to 10 units per acre; R-3, which allows 17 units per
acre; and the PR zone, which allows up to 25 units per acre for affordable housing projects.
The Zoning Ordinance also includes density bonus provisions, 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.
Table III-25
Minimum Development Standards for Residential Zones
Standard
R-1
R-2
R-3
PR
Units per Acre
5
10
17
18-22
Lot Area
8,000 sq. ft.
8,000 sq. Ft.
10,000 sq. Ft.
2,500 s.f.
Lot Width
70 feet
70 feet
90 feet
250 feet*
Lot Depth
n/a
100 feet
100 feet
n/a
Building Lot Coverage
35%
50%
50%
40%
Common Area
N/A
N/A
300 s.f./unit
40%
Building Height
1 story/18 feet
22 feet
22 feet
24 feet
Parking Required
2 spaces/unit
l bdrm
I space/unit
1 space/unit
1 space/unit
2 or more bdrms
2 spaces/unit
2 spaces/unit
2 spaces/unit
source: City of Pahn Desert Zoning Ordinance
Lot width for project, not per unit.
The City's development standards allow for two story development typical of all desert cities.
Common area requirements in the R-3 and PR zones are also typical of desert cities, and allow
for clustering of units to allow for common area amenities. Even with imposition of the City's
development standards, and assuming a unit size of 1,000 square feet, with two parking spaces
per unit and 40% open space, densities in excess of 22 units per acre could be achieved. The
City's development standards are not a constraint on the development of housing.
Infrastructure Requirements
Most of the City is served by General Plan roads, water and sanitary sewer facilities. Individual
development projects are required to connect to water and sewer facilities, and are also required
to improve roadways in and adjacent to the project. Adjacent roadways must be improved to
their ultimate half width, and include curb, gutter and sidewalk. Roadway standards for local or
neighborhood streets that allow parking on both sides must have a paved width of 40 feet. The
City will also allow deviations to these standards, including the narrowing of streets if on -street
parking is restricted.
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Pursuant to SB 1087, the Coachella Valley Water District will be provided the adopted Housing
Element, and will be required to establish specific procedures to grant priority service to
affordable projects. As water and sewer services are installed in most neighborhoods in the City,
the City's water and sewer provider, the Coachella Valley Water District, will not be constrained
in providing services in the City. The Coachella Valley Water District has an approved Urban
Water Management Plan, which was developed based on the City's General Plan build out,
which states that they have sufficient supplies available to meet the City's built out dernands.
The District's Cook Street Plant, which provides sanitary sewer treatment for the City, has a
current capacity of 9.5 millions gallons per day, and in 2010 processed approximately 5 million
gallons per day. The District therefore has more than enough capacity to treat wastewater
generated by the City in the future, including sufficient capacity to accommodate the regional
housing need.
Public Works Fees
Table III-26 depicts the City's Public Works fees, which include those fees associated with site
preparation and infrastructure.
Table III-26
Public Works Fees
Grading Plan Check (per plan)
$775.00 1" 3 acres
$310/acre ea. add. acre
Subdivision Plan Check
$1,550 up to 8 lots; $78/lot each add.
SWPPP/NPDES Plan Check
$137.00/acre
PM10 Plan
$258.00
Street Improvement Plan Check
$1,500.0011000 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
Labor & materials '/z FPB 25% of Grading
Signalization Impact Fee $50.00/unit
Drainage Impact Fee $1,000-$1,500/ac. (based on location)
MSHCP Fee 8-14 d.u./acre $533
14+ d.u./acre $235
WQMP Fee $2,000 deposit
Because individual projects vary greatly, it is not possible to determine an average cost per unit
based on Public Works fees, however, the limited impact fees charged by the City make it one of
the less costly in the Coachella Valley in which to develop. These fees are not a constraint on the
development of affordable housing.
Building Code Requirements
As with most communities in California, the City has adopted the California Building Code
(CBC), and updates the Code periodically as State-wide updates are developed. Currently
(2010), the City is enforcing the provisions of the 2007 CBC. The City cannot adopt standards
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that are less stringent than the CBC. The only local amendments made by the City are
administrative, and relate to the timing of payment of fees. These amendments have no impact
on the provision of affordable housing. Since all communities in the State enforce similar
provisions, the City's CBC requirements are not an undue constraint on the development of
affordable housing.
Building Permit Fees
The Building Department charges on a per square foot basis for building permit plan checks and
inspections. For single family homes, the architectural and structural charge is $0.33 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 payment of the State
mandated school fees, as well as connection and/or metering fees for public utilities. These fees
vary somewhat from one provider to the next, but since many of the utilities in the Coachella
Valley serve all the cities, the fees are consistent throughout the area.
Policy 6 of this Housing Element allows the City Council to waive fees for affordable housing
projects on a case by case basis.
Code compliance for structural deficiencies or maintenance problems is processed as follows: A
phone call and/or a site visit is made to inspect the reported problem and discuss correction of
deficiencies with the owner. In most instances, this is sufficient to cause the violation to be
corrected by the property owner. If the violation is not corrected, a notice is sent to the owner,
giving the owner 20 days to correct the violation. The City has the ability to directly abate a
violation, if the owner is unwilling or cannot be located. All costs associated with abatement are
billed to the property owner. If the owner is unwilling to pay, a lien is placed on the property.
These procedures are typical of those employed by most cities in California, and do not place an
un-due constraint on the development or maintenance of housing.
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.
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The median cost of existing single family homes in Palm Desert has been significantly affected
by the current economic downturn, standing at $253,519 for new homes, and $307,232 for
existing homes in the second quarter of 2009. The median price of new homes in the second
quarter of 2007 was $420,000 for new homes, and $454,064 for existing homes. Therefore, home
prices have dropped 36% in two years.
The 2000 Census identified that the median rental rate in the City in 2000 was $735. In order to
update this information to current (2010) conditions, representative rental rates for non -
subsidized apartments were collected, and are provided in Table III-27, below.
Table III-27
Representative Apartment Market Rental Rates in Palm Desert,
2010
Project Name Unit Size Market
Rental Rate
The Regent
1 & 2 Bdrm
$845-$1,450
Desert Fountains
Studio & 1 Bdrm
$720-$899
Desert Oasis
Studio, 1, 2 & 3 Bdrm
$630-$1,479
The Enclave
1, 2 & 3 Bdrm
$990-$1,580
The Vineyards
1 2 & 3 Bdrm
$925-$1,750
Royal Palms
2 Bdrm
$895
Construction Costs
Construction costs have been similarly affected by current economic conditions. Single family
construction costs range from $95 to over $200 per square foot (excluding site improvements),
varying based on the size of the home and the materials selected. Multi -family construction costs
generally range from $90 to $150 per square foot.
Financinm 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
Age of HousingStock
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.
Condition of HousingStock
tock
The Code Enforcement Department responded to 68 complaints or inquiries for dangerous
buildings in 2009. This is reflective of the number of units requiring rehabilitation. In addition,
as described in the Evaluation section above, 191 households were assisted through the City's
Rehabilitation Program in the period from 1998 to 2005, or an average of 23 units annually.
Housing Element
III-26
TN/City of Palm Desert
General Plan/Housing Element
Environmental Constraints
The City is identified as Zone III and IV in the Uniform Building Code for seismic activity. The
UBC imposes certain standards for construction in these zones, which may add to the overall
costs of housing. These standards, however, are necessary for the public health and safety, and
are common throughout the Coachella Valley and California. None of the proposed sites occur
on lands designated as Alquist Priolo Earthquake Fault Zones by the State. There are no active
faults on any of the sites proposed for development of affordable housing units in the City. The
standards required to protect the City's residents from seismic hazards are not considered a
constraint to the provision of housing. There are no other environmental constraints to the
development of housing.
Energy Conservation
In addition to the requirements of Title 24 of the Building Code, the City has enacted additional
energy efficiency requirements, water conserving landscaping requirements, and has a number of
energy conservation programs for residents. Although the cost of installation of energy efficient,
"green" or similar products in a home or apartment may increase the initial cost, the affordable
housing providers who participated in the City's workshops for this Housing Element clearly
indicated that the cost differential was becoming smaller as technologies improved; and that the
long term benefit to the home owners or renters was worth the added initial expense. These
developers, and the City's Redevelopment Agency, implement energy conserving construction to
the greatest extent possible in their projects.
Housing Element
III-27
TN/City of Palm Desert
General Plan/Housing Element
HOUSING NEEDS
SPECIAL HOUSING NEEDS
This section of the Housing Element quantifies households with special needs such as
farmworkers, the homeless and the elderly living in the City. These households can have housing
needs which may be more difficult to address, and which require special attention.
Farm Workers
In 2000, there were 22 persons employed in "farming, fishing, and forestry" in the City, down
from over 200 in 1990. The City's continued urbanization 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 2009
for all cities in the County. That effort identified 38 homeless persons in Palm Desert.
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 a transitional facility 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 has established 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 City permits homeless shelters as Conditional Uses in the R-2 and PRD Zones. This is no
longer consistent with state law, and a program has been added which requires amendment of the
Zoning Ordinance to allow homeless shelters by right in the Industrial zone. There are 168 acres
of serviced, vacant land in this zone in the City, ranging in size from 1 to 20 acres. The Industrial
zone is appropriate for such facilities because these lands are located on transit lines, near
commercial and school sites, and in areas where other governmental services are available.
Similarly, the City's Zoning Ordinance does not define or include single room occupancy
facilities or transitional housing, and the program includes the modifications required to assure
compliance with the law.
The Elderly
In 2000, the City had 11,339 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 six senior apartment projects in the City which are owned by the Agency, providing
308 units for very low, low and moderate income senior households. Nursing care facilities in
Housing Element
III-28
TN/City of Palm Desert
General Plan/Housing Element
the City include the Carlotta, with 192 beds; Manorcare Health Services, with 178 beds; and
Monterey Palms, with 99 beds.
Persons with Disabilities
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 Desert Building Department requires compliance with these standards as part of the
Building Permit review and inspection process. The City's affordable housing projects include
units for persons with disabilities.
The City adheres to State guidelines regarding handicapped access, and promotes the use of
principles of architectural design that aid the disabled. The Americans with Disabilities Act
requires all new multi -family construction to include a percentage of units be accessible to
persons with disabilities. The City monitors and requires compliance with these standards as part
of the building permit review, issuance, and inspection process.
The City imposes no special requirements or prohibitions on the development of housing for
persons with disabilities, beyond the requirements of the Americans with Disabilities Act. There
is no concentration restriction for residential care homes. State and federal law does not permit
the City to regulate group homes of 6 or fewer residents. Group homes of 7 or more residents are
permitted, with approval of a conditional use permit, in the R3 zone. To increase the
opportunities for group homes of 7 or more, the City will amend its Zoning Ordinance to allow
them also in the R-1 and R-2 zones. In addition, the City's definition of "family," however, is
inconsistent with current federal definitions. Program 5.13 commits the City to amending the
Zoning Ordinance to allow large group homes in the R-1 and R-2 zones (in addition to the R-3
zone) and revise the definition to be consistent with federal standards.
Extremely Low Income Households
Extremely Low Income Households are those which earn less than 30% of the median income in
a region. These households require assistance for decent housing. Currently (2010), there are
more than 35% of the units within the City -owned affordable housing portfolio which are
occupied by extremely low income households. The City has made an extraordinary effort to
accommodate the needs of these households, and will continue to do so in this planning period.
Large Families
The 2000 Census indicates there were 1,052 households with five or more persons in the City.
The Census further indicated that 589 of these households lived in owner -occupied housing
units, and 463 lived in renter occupied housing units. The Census also identified a total of 1,879
housing units with 4 or more bedrooms.
The stakeholders' workshop conducted in February 2008 in preparation for this Housing Element
update revealed that local affordable housing providers, including the Coachella Valley Housing
Coalition, are finding that the need for larger units, although not eliminated, has been reduced in
recent years. A drop in the number of children per family, and an attitudinal change in multi -
generational living were theorized to be the reasons for the lower demand for these units.
Housing Element
I11-29
TN/City of Palm Desert
General Plan/Housing Fle►nent
Single -Parent Families
1,165 single -parent families resided in the 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 Regent Palm Desert apartments, formerly the Sevilla or Saint Tropez apartments, located at
73373 Country Club Drive, include 103 units restricted to low income households. The project is
not age -restricted. This project, privately owned, is at risk of eliminating the affordability
restrictions in 2016. The project received a density bonus in exchange for affordability
covenants. The City has been in discussion with the owner of the project, and will make every
effort to assure the long term affordability of these 103 units.
Maintenance of the at -risk housing units as affordable will depend largely on market conditions,
the status of HUD renewals of Section 8 contracts, and the attractiveness of financial incentives,
if warranted. The cost to replace the 103 units will vary based on the timing of replacement and
the economic conditions in the region. The Building Industry Association estimates that new
multiple -family projects cost $125 to $130 per square foot. Using the average square footages of
1,000 square feet, the building replacement cost would be $13.4 million dollars.
Perhaps the most effective means for preserving affordable units at risk of conversion to market
rates units would be the transfer of ownership. A nonprofit housing corporation could purchase
the project, rehabilitate it using Low Income Housing Tax Credits, and then extend the
affordability controls. The City could, if desired, facilitate this effort through a reduction in
building permit fees, impact fees, or other indirect assistance.
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 (2009) income limits
applicable in Palm Desert. The median household income for a family of four in 2009 is
$64,500.
Housing Element
I11-30
TN/City of Palm Desert
General Plan/Housing Element
t
Table I11-28
Riverside Countv Housiniz Program Income Limits 2009
Number of Persons in Family
Income Category
1
2
3
4
Extremely Low
$14,000
$16,000
$18,000
$20,000
Very low
$23,300
$26,650
$29,950
$33,300
Low
$37,300
$42,650
$47,950
$53,300
Moderate
$54,200
$61,900
$69,650
$77,400
Median
$45,150
$51,600
$58,050
$64,500
Source: HUD and HCD 2009
Households Overpaying for Housing
When a household pays more than 30% of its income toward its housing expenses, it is
considered to be over -paying. The 2000 CHAS Databook identifies the following households
overpaying for housing:
Table III-29
Overnavment by Income Level 2000
Household Type
Low
Income
Very Low
Income
Extremely
Low Income
Total Renter Occupied
1,305
804
943
Elderly renters
335
380
295
Small family renters
360
237
188
Large family renters
85
57
35
All Other
525
130
425
Total Owner Occupied
1.330
720
750
Elderly owners
805
440
415
Small family owners
200
90
145
Large family owners
105
35
55
All Other
220
155
135
The Databook further indicates that in 2000, 40.4% of renters were paying more than 30% of
their household income for housing, and 33.5% of owners were paying more than 30% of their
household income for housing.
Affordability of Housing
In order to determine the level of affordability for market housing in Palm Desert, a comparison
of for -sale and for -rent market housing was undertaken. Table I11-30 illustrates that the moderate
income household 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 median priced home. The
Table demonstrates that both rental and purchase units are affordable to moderate income
households in the City.
Housing Element
11I-31
A
I
TN/City of Palm Desert `
General Plan/Housing Element
Table III-30
Affordability of Housing 2010
Type of Housing Cost
Ownership
Rental
Median Single Family
Purchase Price
$280,000
N/A
Median Mortgage Costs
(PITI)
$1,400
N/A
Rental Rate
N/A
$1,150
30% of Moderate
Household Income
$1,613
$1,613
Affordability Gap
$213
$463
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:
Table III-31
RHNA by Income Category, 2006-2014
Units
Extremely Low
553
Very Low Income
552
Low Income
759
Moderate Income
847
Above Moderate Income
1,875
Total Units Needed
4,586
Quantified Objectives
Table 1II-32
uantifled
Objectives Matrix, LUUb-LU14
Income Category
Extremely
Very Low
Low
Moderate
High
Total
Low
New Construction
553
552
759
847
1,875
4,586
Rehabilitation*
50
50
100
150
0
350
Conservation
10
1 10 1
20
1 20
0
60
*Includes 350 market units to be purchased, rehabilitated, and converted to allordable housing units by the Keaevetopmeni
housing Element
III-32
TN/City of Palm Desert
General Plan/Housing Element
LAND INVENTORY
Since preparation of the 1998-2006 Housing Element, State law has 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 estimates that a total of 4,586
housing units will be built in the City. Of these, 1,875 are expected to be constructed for those of
above moderate income, and 847 for moderate income households. These units are expected to
be market -driven, and constructed in the single family homes traditionally built in the City. The
remaining 1,864 housing units are to be provided for those of extremely low, very low, and low
incomes.
Land in the southern portion of the City is mostly built out, with only infill development
opportunities available at higher densities. The Land Use Element includes the University Park
area, which is designed to accommodate this higher density.
Table I11-33 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 designations 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 General Plan, and
will require Zoning Map amendments. The requirement for Zoning Map amendments is provided
in the policies and programs of this Element. With the completion of the General Plan
Amendments and/or Zone Changes provided in this Element, the City will have sufficient land to
accommodate its RHNA requirements for the planning period.
Lands provided in the inventory have been calculated at a density of 15 to 20 units per acre. It is
planned that the properties to be re -zoned will be changed to Planned Residential, or its
equivalent, which allows up to 22 units per acre. Assuming an average unit size of 1,000 square
feet, 28 units per acre can be achieved with 2 story buildings, which is the current height limit in
the PR zone. This also assumes common area open space in compliance with Zoning
requirements, and surface parking. As this zone allows building coverage of 40%, there is more
than sufficient space to accommodate the density assumed in the inventory. Further, the density
assumptions are conservative compared to typically built densities in each of the zones. For
example, recent projects in the R-2 and R-3 zones were built at 25 to 28 units per acre.
The vacant lands in the northern section of the City where most of the City's affordable housing
need is proposed to be met are for sale in the range of $170,000 to $340,000 per acre. At a
density of 15 units per acre, land costs are therefore expected to be between $11,350 and $22,650
per unit. Three recently completed affordable housing projects in Palm Desert had construction
costs ranging from $136,450 to $211,150 per unit. Therefore, total construction cost in Palm
Desert at a typical density of 15 units per acre will range from $147,800 to 233,800 per unit.
Projects in this cost range can be funded, when including HOME funds, tax credit funds or other
programs, and built at a density of 15 units per acre. Most importantly, the affordable housing
community has indicated that projects above this range are not marketable, insofar as more dense
projects cannot be built and include the amenities and common areas that make a project a
liveable community for the families who are looking for rental units. The Coachella Valley
Housing Element
III-33
TN/City of Palm Desert
General Plan/Housing Element
Housing Coalition and Palm Desert Development, who attended the City's workshops, clearly
stated that they will not plan projects at densities over 16 units per acre, since the higher densities
do not allow them to create communities that they can lease, because they cannot provide the
services and amenities that create a healthy living environment.
Housing Element
III-34
New Ap
TN/City of Palm Desert
General Plan/Housing Element
Table 111-33
1nvPntnry of Availahla Vim. -+ i .,.. 4
Assessor's Parcel No.
General^
TPlan/Zone
R-M, R-HO/PC*
Size (Acres)
10.21
Potential
Units
176
694-130-017 D
694-130-021 G
R-M, R-HO/PC*
R-M, R-HO/PC*
MU/PC*
24.16
3.48
15 of29.36
200
72
160
694-130-018 D
�-D
694-200-014 (J)
R-M, R-HO,
MU/PC*
R-M, R-HO/PR-5
11.46
33.71
194
235
694-130-012 E
694-130-003 F
R-M, R-HO/PC*
18.92
302
685-010-005A
C-R/PC*
30
432
1 & 005 B
C-R/PR-5
35
520694-310-00
4
6920-012 C
I-BP/PC*
10
200
627-273-018
R-M/R-3
0.3
7
627-273-005
R-M/R-3
0.3
7
62 5-171-001
R-M/R-3
0.3
7
627-121-044
R-H/R-3
0.25
6
627-121-045
R-H/R-3
0.25
6
627-301-022
R-H/R-3
0.31
7
627-153-007
R-H/R-3
R-M/OP*
0.22
1.64
5
22
627-101-033, -038, -039, -002, -017
627-041-010 through 013, -29, 031 - 033 I�-IL
R-M/OP* and R-2
1.20
19
627-051-002
R-M/R-2
0.16
2
627-031-030
RM/R-2
0.17
2
627-052-006
R-M/R-2
0.17
2
627-052-031
R-M/R-2
0.16
2
627-052-033
R-M/R-2
0.16
2
627-084-001
R-M/R-2
0.22
2
627-084-003
R-M/R-2
0.19
2
62 7-182-004
R-M/R-1
0.20
1
627-182-005
R-H/R-1
0.20
1
627-182-006
R-H/R-1
0.17
1
627-351-042
R-M/R-2
0.20F2,6
627-351-019
R-M/R-1
0.17
625-224-001
R-M/R-1
0.19
62 5-126-009
R-H/R-3
0.14
625-061-018
R-M/R-1
0.15
625-021-008
R-M/R-1
0.19
62 5-031-011
R-M/R-1
2.20
62 5-03 2-011
R-M/R-1
0.21
624-241-008
R-M/R-1
0.12
Total Units
Requires re -zoning. Property esignate ice o essiona or a ium ensrty esientiaHigh Density
Overlay in General Plan
As shown in the inventory, approximately 2,605 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
Housing Element
III-35
TN/City of Palm Desert
General Plan/Housing Element
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). The City therefore has capacity to accommodate 2,848 units, and a RHNA need
of 1864 units for low, very low and extremely low income households. The City therefore has
capacity for 984 units more than its RHNA need in these income categories.
Specifically, the following units, their status in the planning and/or construction process, and the
anticipated financing, if known, are described below (these descriptions match the units
described in Programs LA, LB and 1.C):
• 31 units at Canterra Phase II: The project is approved, and a Development Agreement is
in place with a private developer. That developer will secure funding. The project is
inactive due to economic conditions.
• 21 units at Emerald Brook: The project developer has secured entitlements. The
developer will secure funding. The project is inactive due to economic conditions.
• 200 units at Dinah Shore and Portola: The property is owned by the Redevelopment
Agency. The Agency will consider Agency funding, or a partnership with a private
developer or non-profit organization in the development of the site.
• 72 units at Carlos Ortega Villas: The property is Agency owned. The Agency is currently
undertaking project design. The project will be Agency funded.
• 16 units at Sagecrest Apartments: The property is Agency owned. The Agency will
demolish the existing market rate project and rebuild with Agency funds.
• 520 units that will include single family for -sale and multi -family for rent units at Gerald
Ford Drive and Portola: The property is owned by the Redevelopment Agency. The
Agency will consider Agency funding, or a partnership with a private developer or non-
profit organization in the development of the site.
• an additional 51 units at the Vineyards: The units are built market rate apartments. The
Agency has an agreement with the developer to purchase affordability covenants
• 432 units at Key Largo: The property is privately owned. The developer may request
Agency funding for a part of the project. The project is inactive due to economic
conditions.
• 194 units at Frank Sinatra and Cook Street: The property is privately owned. The
property owner will secure financing. The project is inactive due to economic conditions.
• Approximately 302 units at Dinah Shore and 35`h Avenue (southeast corner): The
property is privately owned. The property owner will secure financing. The project is
inactive due to economic conditions.
• 52 units at Frank Sinatra and Cook Street ("The Vineyards" / northwest corner): The
project is complete and occupied (2010).
As many of these sites are larger, Program LG has been provided to encourage the subdivision
of these sites to facilitate multi -family development.
Finally, the Redevelopment Agency continues to identify and purchase existing market rate
apartment projects for conversion to affordable housing units (See Redevelopment Agency
Housing Element
1II-36
TN/City of Palm Desert
General Plan/Housing Element
Funding section, below), and anticipates the purchase and conversion of 350 units during this
planning period. Therefore, this Element identifies available lands or commitments and existing
projects totaling 3,095 units or more, which is more than sufficient to accommodate the very low
and low income units assigned to the City in the RHNA for 2006-2014.
Housing Element
III-37
TN/City of Palm Desert
General Plan/Housing Element
REDEVELOPMENT AGENCY FUNDING
In order to achieve the units identified in the RHNA, and assure that the lands shown in the
Table II1-33 are developed, Redevelopment Agency participation will be necessary. As part of
this Housing Element update, the Agency prepared projections of revenue and expenses for the
period from 2006 through 2014. The Agency receives approximately $16 million annually in
housing set aside funds. The projections are provided in Table III-34, below The projects shown
in the Table reflect the City's current Implementation Plan allocations for the short term. The
estimates shown for 2011 through 2014 are estimates based on projected revenues, and may
change based on actual revenues and Agency Board allocations and priorities, and upon the
specific projects submitted for consideration. Programs include: Acquisition, Rehab & Resale,
Home Improvement Program, Home Buyer Assistance Program, Rental Assistance Program,
Self Help Housing, Mortgage Assistance Program, Multi -Family Assistance Program, and Costs
to Maintain Affordability.
Housing Element
III-38
TN/City of Palm Desert
General Plan/Housing Element
"Table 1I1-34
Ra�io ol. .,♦ A----., c.._ae
CASH
BONDS
Revenue Expenditures
Revenue Expenditures
Beginning Balance
21,004,163
4 405 871
2006
11,055,874
Programs(l)
1,028,012
Capital Improvements'-'1
6,804,853
3,899,330
Acquisitions(l)
4,614,027
Owner Assisted Subsidies14)
2007
16,740,186
49,231,539
Programs l )
279,610
Capital Improvements(')
3,662,650
8,960,064
Acquisitions(3)
5,153,978
Owner Assisted Subsidies(4)
809,559
2008 25,559,485
Programs(l) 139,141
Capital Improvements(2) 19,664,349
7,488,269
Acquisitions(3) -
1,667,148
Owner Assisted Subsidies(4) 2,418,442
2009
9,126,762
Programs( l )
338,272
Capital Improvements(')
2,507,613
3,261,281
Acquisitions(3)
2,403,369
Owner Assisted Subsidies(')
2010
(10,813,184)
Programs")
2,219,033
Capital Improvements(2)
803,971
Acquisitions(3)
Owner Assisted Subsidies(4)
2011
7,017,367
Programs")
2,703,701
Capital Improvements(')
950,000
20,000,000
Acquisitions(3)
1,844,631
Owner Assisted Subsidies(4)
16,233,941
Housing Element
III-39
TN/City of Palm Desert
General Plan/Housing Element
2012
4,644,299
40,000,000
Programs( 1 )
911,000
Capital Improvements(')
6,000,000
40,000,000
Acquisitions(3)
2,000,000
Owner Assisted Subsidies(4)
2,500,000
2013
4,867,268
Programs")
1,158,030
Capital Improvements(2)
4,500,000
Acquisitions(3)
2,000,000
Owner Assisted Subsidies(4)
2,500,000
2014
13,690,637
Programs i )
1,179,593
Capital Improvements('')
5,262,587
Acquisitions(3)
2,000,000
Owner Assisted Subsidies(4)
5,000,000
TOTALS (ALL YEARS)
102,892,857 101,229,044
93,637,410 93,637,410
Ending Balance
1,663 813
0
Notes:
1. Includes: Program 1D, Program 2A, Program 213, Program 3A, Program 3B, Program 3C, and Program 3E.
2. Includes: Program IA.
3. Includes: Program 3D.
4. Includes: Program 1 B and Program I C.
5. Adjusted for deferral of Housing Set -Aside Deposit to cover SERAF obligation. Loan to Agency due 6/30/2015.
*$40MM Bond issuance and subsequent project depends on viability of bond market.
Housing Element
III-40
TN/City of Palm Desert '
General Plan/Housing Element
PUBLIC PARTICIPATION
The City held two community workshops at the beginning of the update process in February of
2008. These workshops were directed toward stakeholders and community members. The
participants in these workshops expressed concerns about the need for social services in
association with affordable housing, and the changes in the household types — toward smaller
households in need of smaller housing units. These comments shaped the policies and programs
in this Element. The City advertised the Housing Element workshop in the display advertising
section of the newspaper, and mailed notices to the Coachella Valley Housing Coalition,
Riverside County Housing Authority, Habitat for Humanity, and similar organizations.
Several City Council and Planning Commission workshops were held to review the revisions to
the Element, and the goals, policies and programs.
The City will continue to advertise Housing Element hearings in the Desert Sun, and send
notices to local affordable housing developers such as Palm Desert Development and the
Coachella Valley Housing Coalition.
Finally, public hearings were held before the Planning Commission and City Council for the
adoption of the Element, in , 2011.
Housing Element
I11-41
TN/City of Palm Desert__
General Plan/Housing Element
GOALS, POLICIES AND PROGRAMS
Goal 1
A variety of housing types that meet all of the housing needs for all income groups within the
City.
Goal 2
The preservation and maintenance of the high quality of the City's affordable housing supply.
Policy 1
New affordable housing projects shall be encouraged in all areas of the City. Special attention
will be made to distributing the units so that large concentrations of affordable housing in any
one area are avoided.
Program LA
The Agency shall implement the following affordable housing projects for extremely low, very
low, low and moderate income households during the planning period:
• 31 units at Canterra Phase I1
• 21 units at Emerald Brook
• 200 units at Dinah Shore and Portola
• 72 units at Carlos Ortega Villas
• 16 units at Sagecrest Apartments
Responsible Agency: Redevelopment Agency
Schedule: 2010-2014
Program 1.13
The Agency shall pursue the planning and implementation of the following projects for
extremely low, very low, low and moderate income households during the planning period:
• 520 units that will include single family for -sale and multi -family for rent units at Gerald
Ford Drive and Portola
• an additional 51 units at the Vineyards
Responsible Agency: Redevelopment Agency
Schedule: 2010-2014
Program 1.0
The City shall encourage and facilitate the development by private parties of the following
projects for extremely low, very low, low and moderate income units:
• 432 units at Key Largo
• 194 units at Frank Sinatra and Cook Street
• Approximately 302 units at Dinah Shore and 351h Avenue (southeast corner)
• 52 units at Frank Sinatra and Cook Street ("The Vineyards" / northwest corner)
Housing Element
III-42
TN/City of Palm Desert
General Plan/Housing Element
The City shall annually contact the owners/developers of these lands and review with them the
City and Agency incentives, and financing options available through the Redevelopment
Agency, State and federal loan and grant programs, and local non-profit agencies to assure that
all potential financial mechanisms are being considered for the project(s).
Responsible Agency: Redevelopment Agency
Schedule: 2010-2014
Program 1.1)
The Agency shall continue to implement the Self Help Housing program, and shall identify 15
households to be assisted by the program in this planning period.
Responsible Agency: Redevelopment Agency
Schedule: 2006-2014
Program LE
The City shall maintain its inventory of sites zoned for PR-7 and R-3, and shall encourage the
incorporation of extremely low, very low, low and moderate income housing units into these
projects as they are brought forward.
Responsible Agency: Planning Department
Schedule: Ongoing as project applications are submitted
Program 1.F
In order to assure that sufficient lands are available for affordable housing projects described in
Programs LA and 1.13, 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"' Avenue and Dinah Shore
• The south side of Fred Waring Drive on the east side of San Pablo Avenue and on the
west side of San Pablo north of Santa Rosa.
Responsible Agency: Planning Department
Schedule: 2011
Program 1.G
The City will encourage further land divisions resulting in parcel sizes that facilitate multifamily
development affordable to lower income households in light of state, federal and local financing
programs (i.e. 50-100 units) as development proposals are brought forward. The City will also,
as part of the rezoning process or other outreach by 2012, meet with property owners to discuss
incentives available for land divisions (e.g., 2-5 acres) encouraging the development of housing
affordable to lower income households. The City will offer incentives for land division
encouraging the development of affordable housing including, but not limited to:
Housing Element
1I1-43
TN/City of Palm Desert
General Plan/Housing Element
• priority to processing subdivision maps that include affordable housing units,
• expedited review for the subdivision of larger sites into buildable lots where the
development application can be found consistent with the Specific Plan,
• financial assistance (based on availability of federal, state, local foundations, and private
housing funds).
Responsible Agency: Planning Department
Schedule: Outreach by 2012, and 2011-2014
Program 1.H
Properties described in Program 11 will be designated R-3 pursuant to Government Code
Section 65583.2 (h) and (i) and permit a minimum of 16 units per site at a minimum density of
20 units per acre. At least 50% of the need will be accommodated on sites allowing exclusively
residential uses by right. The City's zoning standards currently permit multifamily uses without a
CUP or other discretionary permit.
Responsible Agency: Planning Department
Schedule: 2011-2012
Policy 2
The City shall encourage the rehabilitation of existing housing units through a variety of
programs.
Program 2.A
The Agency shall annually fund an Acquisition, Rehabilitation, and Resale Program for 10
blighted homes each year.
Responsible Agency: Redevelopment Agency
Schedule: 2009-14
Program 2.B
The Agency shall annually fund the Single Family Rehabilitation Program and Housing
Improvement Program, for 20 households each year.
Responsible Agency: Redevelopment Agency
Schedule: 2009-2010, Ongoing
Program 2.0
The Agency shall pursue and utilize Neighborhood Stabilization Program (NSP) funding to the
greatest extent possible, and shall use that funding to assist homeowners in the purchase and
rehabilitation of blighted single family homes for up to four homes per NSP funding cycle.
Responsible Agency: Redevelopment Agency
Schedule: 2009-14
Policy3
The City shall preserve existing affordable housing units.
Housing Element
III-44
TN/City of Palm Desert
General Plan/Housing Element
Program 3.A
The Agency shall continue to subsidize existing affordable housing units in the City, including
apartment units it owns now and in the future.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
Program 3.13
The Agency shall maintain the existing resale restrictions and other subsidies on its 303
ownership units.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
Program IC
The Agency shall maintain ownership of its 1,111 existing rental housing units in order to assure
long term affordability for these projects.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
Program ID
The Agency shall continue its program of acquiring market rate apartment projects for
rehabilitation and conversion to affordable units, with the goal of converting 350 through the
planning period. Efforts shall be focused on blighted properties in Palma Village,
Redevelopment Project Area 4, and south of Highway 111 between Portola Avenue and Deep
Canyon Road.
Responsible Agency: Redevelopment Agency
Schedule: 2006-2014
Program 3.E
The City shall encourage the preservation of existing mobile home parks by non-profit agencies
or organizations, in order to preserve their affordability. The City will directly contact CVHC,
DACE and others should a mobile home park be put up for sale, and assist through pen -nit
streamlining in its sale, if possible.
Responsible Agency: Redevelopment Agency, City Manager's Office
Schedule: Ongoing
Program IF
The Agency shall coordinate between affordable housing developers and social service agencies
when new projects are developed to encourage the integration of services such as child care, job
training, vocational education, and similar programs into new affordable housing projects
through direct contact with both parties. For on -site child care, the Agency shall consider
allocation of the City's Childcare Mitigation Fee to new projects which provide the service.
Responsible Agency: Redevelopment Agency, City Manager's Office, Community
Development Department
Schedule: Ongoing
I lousing Element
III-45
TN/City of Palm Desert
General Plan/Housing Element
Policy 4
The City shall continue to strive to meet the State -mandated special shelter needs of large
families, female headed households, single parent families, senior citizens, and disabled
individuals and families, and shall consider including units for such households in its projects.
Program 4.A
The City shall continue to enforce the provisions of the Federal Fair Housing Act. The City shall
continue its referral program to the County Fair Housing Office, and shall maintain information
at City Hall and the Agency's affordable housing complexes.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
Program 4.B
The City shall work with the Senior Center and other appropriate agencies in assisting whenever
possible in the housing of disabled residents, through participation by the Redevelopment
Agency.
Responsible Agency: Redevelopment Agency, Senior Center
Schedule: Ongoing
Program 4.0
The City shall meet with non-profit developers and other stakeholders annually, beginning in
2011, to establish and implement a strategy to continue to provide housing affordable to
extremely low-income households. The City shall also consider prioritizing local financial
resources and applying for State and federal funding specifically targeted for the development of
housing affordable to extremely low-income households, such as CDBG, HOME, Local Housing
Trust Fund program and Proposition 1-C funds. The City shall continue to consider incentives,
such as increased densities, modifications to development standards, priority processing and fee
deferrals as part of the financing package for projects which include extremely low income units.
Responsible Agency: Redevelopment Agency
Schedule: 2011, Annually thereafter
Policy 5
The City shall strive to provide shelter for the homeless.
Program 5.A
The City shall continue to work with CVAG on a regional solution for homelessness, including
the Multi -Service Center in North Palm Springs, and the beds and services it will provide. (See
discussion on page 28 regarding CVAG's program)
Responsible Agency: City Manager's Office, City Council
Schedule: 2008-2014
Housing Element
II1-46
TN/City of Palm Desert
General Plan/Housing Element
Program 5.13
The City shall amend the Zoning Ordinance as follows:
a. Allow emergency shelters by right in the Industrial zone and only subject to the same
development and management standards that apply to other allowed uses within the
Industrial zone. Approval shall be through a non -discretionary design review process.
b. Transitional and supportive housing shall be subject to only those restrictions that apply to
other residential uses of the same type in the same zone
c. Define Single Room Occupancy facilities.
d. Amend the definition of "Family" to be consistent with current federal standards.
e. Allow group homes of 7 or more in the R-1 and R-2 zones, in addition to the R-3 zone.
E Allow Single Room Occupancy facilities in the Industrial zone, subject to approval of a
conditional use permit.
The Zoning Ordinance shall be clarified to state that handicapped ramps are permitted in the
front, side or rear yard setback of any residential structure. A reasonable accommodation
procedure shall be established to provide exception in zoning and land use for persons with
disabilities.
Responsible Agency: Community Development Department
Schedule: 2011
Program 5.0
The City shall encourage local organizations, such as the Coachella Valley Rescue Mission,
Martha's Village and Catholic Charities, to apply to the City for the assignment of CDBG funds
for homeless services.
Responsible Agency: City Manager's Office
Schedule: 2003-04
Policy 6
The City shall continue to utilize restrictions, applicant screenings, and other appropriate
mechanisms established as conditions of approval in order to preserve affordable for sale
housing units for the long term.
Program 6.A
The City shall keep in regular contact with the Riverside County Housing Authority to ensure
that Section 8 housing assistance within the City is actively pursued. At least 30 households
should be assisted every year.
Responsible Agency: Redevelopment Agency
Schedule: Ongoing
Housing Element
1Il-47
TN/City of Palm Desert
General Plan/Housing Element
Program 6.13
The Agency shall work with affordable housing organizations to preserve the affordability of the
Regent Palm Desert project (formerly known as Sevilla or Saint Tropez), which is currently at
risk of losing its affordability restrictions in 2016. The Agency may consider financial assistance
or purchase, assistance in preparing applications for funding through state and federal programs
for third party ownership, and other means to assure the long term affordability of the project.
Responsible Agency: Redevelopment Agency
Schedule: 2014-2015
Policy 7
The Redevelopment Agency shall annually allocate funds to eligible projects for review and
consideration, in conformance with its Five Year Implementation Plan.
Policy 8
The City Council shall consider, as an additional incentive, the reduction, subsidizing or
deferring of development fees to facilitate the development of affordable housing.
Policy 9
The City shall continue to address the needs of the senior population in development of housing.
Program 9.A
The City shall maintain the Senior Housing Overlay District and the Second Unit Housing
standards in the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: Ongoing
Program 9.B
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Redevelopment Agency, Community Development Department
Schedule: Ongoing
Policy 10
The City shall implement the State's density bonus law.
Policy 11
The City shall maintain the Rental Subsidy Program, the Mortgage Subsidy Program and the
First Time Homebuyers Program.
Policy 12
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Policy 13
Encourage energy conservation through the implementation of new technologies, passive solar
site planning and enforcement of building codes. Please also see the Energy and Mineral
Resources Element.
Housing Element
1I1-48
TN/City of Palm Desert
General Plan/Housing Element
Program 13.A
The City shall maintain an Energy Conservation Ordinance which mandates conservation in new
construction beyond the requirements of the California Building Code.
Responsible Agency: Planning Department
Schedule: 2010-2011
Program 13.13
The City shall encourage Green Building techniques, recycling in demolition, and the use of
recycled, repurposed and reused materials in all new affordable housing projects to the greatest
extent possible.
Responsible Agency: Redevelopment Agency, Planning Department, Building Department,
Public Works Department
Schedule: Ongoing
Housing Element
111-49
TN/City of Palm Desert
General Plan/Housing Element
Exhibit 1
Sites to be Rezoned
Housing Element
II1-50
TN/City of Palm Desert
General Plan/Housing Element
Appendix A
Land Inventory Aerials
Housing Element
I11-51
TN/City of Palm Desert
General Plan/Housing Element
Appendix B
Residential Development Fees
(Excerpted from the Rose Institute Study, 2008)
Housing Element
III-52
TN/City of Palm Desert
General Plan/Housing Element
Palm Desert 2007 Data 2005 Data
60-untt subdivision 35-unit subdivision 33-unit subdivision
Total Total Total
Total Valuatlon S197,500.00 S11,850,000.00 S197,500.00 S6,912,500.00 S197,625.00 S6,916,875.00
Iot2[
EuLlnecring
S3.57
S214.00
$6.11
$214.00
S33.26
S1,164.00
Final Map
S82.971
$4 978.00
$93. 61
S3.278.001
S14.29
SS00.00
Grading Permit Fees
S3.751
1225001
$6,431
S225.001
$5.69
$199.00
GradingPlan Check
593.43
$S 606.00
, S 104.46
S3 656.00
f74.74
$2 616.00
Street Improvements Inspection
$174.00
$10,440.00
S 174.00
$6 090.00
S 160.00
SS 600.00
Street Improvements Plan Check
5103.00
S6 180.00
$103.00
$3 605.00
S80.00
S2 800.00
Total
S457.15
S27,429.00
$481.54
$16,854.00
S334.71
$11,715,00
Housing Element
111-53
. TN/City of Palm Desert
General Plan/Housing Element
2007 Data 2005 Data
60-unit subdivision 35-unil subdivision 35-unit subdivision
Total Total Total
Per Unit Subdivision Per Unit Subdivision Per Unit Subdivision
Tentative Tract Map
$15.831 $950,001 $27.141 $950.00
$17.26
$604.00
Zone Change Amendment
MA - Has Been Combined with General Plan.amendment
$9.29
$325.00
General Plan Amendment
$20.501 $1,230.001
S35.141 $1230.00
$45.31
S1586.00
Architectural Review
12.80 $168.001
S4.80 $168.00
82.94
$103.00
TOM .JY.IJ 3,L,J9b.UU Jo i.U7 JA"".Uv ,v. v.vv
Fees Total S1,493,562.40 $877,893.90 S736,269.05
Total Fees Per Unit S24,892.71 S25,082.40 $21,036.26
{ 'There are several drainage fees depending on location of development. The S1.000 per acre fee used in 2007 is for the area between
Sand Ridge and 1-10. (This is different from the S4,000 per acre fee used in 2005.)
Housing Element
III-54
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-55
The Desert Sun
750 N Gene Autry Trail
Palm Springs, CA 92262
760-778-4578 / Fax 760-778-4731
State Of California ss:
County of Riverside
Advertiser:
CITY OF PALM DESERT
73510 FRED WARING DR
PALM DESERT CA 922602
2000258687
;'S OFFICE
DESERT. CA
2911 APR 27 AN 11: 06
I am over the age of 18 years old, a citizen of the United
States and not a party to, or have interest in this matter. I
hereby certify that the attached advertisement appeared
in said newspaper (set in type not smaller than non pariel)
in each and entire issue of said newspaper and not in any
supplement thereof on the following dates, to wit:
Newspaper: The Desert Sun
4/22/2011
I acknowledge that I am a principal clerk of the printer of
The Desert Sun, printed and published weekly in the City
of Palm Springs, County of Riverside, State of California.
The Desert Sun was adjudicated a newspaper of general
circulation on March 24, 1988 by the Superior Court of the
County of Riverside, State of California Case No.
191236.
I declare under penalty of perjury that the foregoing is true
and correct. Executed on this 22nd day of April, 2011 in
certificate of Publication
City 01 :f—Ji17 Desert
Community Development
APR 2 7 2011
No 1338
CITY OF PALM DESERT
PUBLIC NOTICE
CASE NO. GPA 11.089
NOTICE IS HEREBY GIVEN that a st
session and wil
held before athesubsequentPalm
Desrt public City Council
Thursday, May 12th 2011 to consider a revues
Element planning cycle is for the zuuo-
nningg period. TFia Housing Element is
the City's decision makers to guide the
lent of housing for all economic seg-
the community, with a particular focus on
come households and special needs
ds, such as for persons with disabilities.
:sing Element contains all the required
mts mandated by the Stpatte. The Housing
Ute contains :quirked to assure that ow
1has suffi-
ds available to accommodate its Regional
Needs Allocation (the number of units es-
hv the State to be needed to accommo-
Althouggh the policy airea:on or me nousmy Q
ment fs ggeenerally consistent with the previously
approl Element; the new policies and pr rams
will require further action on the part of t e text ad
in-
cluding changes to the Zoning es
map.
SAID study session will be held at 2.00 PM on
Thursday, May 12th 2011 in the Administrative
Conference Room and will be followed by the pub-
lic hearing which will be held at 4:00 P.M. in the
atthe
Desert CivicaCenter 73 610 are Fred
Waring Drive, Palm Desert, California. Ali inter-
wctad earsons are invited to attend and listen. to an
be ac
merit of Community Development at the above ad-
dress between the hours of 8:00 a.m. and 5:00
p.m. Monday through Friday. if you challenge the
proposed actions in court, you may be limited to
raising on those issues that you or someone else
raised at the public hearing described in this no-
tice; or in written correspondence delivered to the
Palm Desert Planning Commission at, or prior to,
the public hearing.
LAURI AYLAIAN Secretary
Palm Desert Planning Gcommission
Published: 4122/1 t
MINUTES
PALM DESERT PLANNING COMMISSION
TUESDAY — MARCH 15, 2011
1• CALL TO ORDER
Chair Campbell called the meeting to order at 5:58 P.M.
11. ROLL CALL
Members Present: Sonia Campbell, Chair
Nancy De Luna, Vice Chair
Van Tanner
Roger Dash
Connor Limont
Members Absent: None
Staff Present: Jill Tremblay, Assistant City Attorney
Lauri Aylaian, Director of Community Development
Kevin Swartz, Assistant Planner
Tony Bagato, Principal Planner
Tony Becker, Administrative Secretary
Ill. PLEDGE OF ALLEGIANCE
Commissioner Tanner led the pledge of allegiance.
IV. SUMMARY OF COUNCIL ACTION
Ms. Aylaian informed the Planning Commission that the City Council met
Thursday, March 10, 2011 for consideration of Von's grocery store opening in
the vacated Mervyn's building on the corner of Highway 111 and Fred Waring
Dr. The issue had a split vote: 2-2, with one of the Councilmembers uncertain
about abstaining from on this matter due to the potential for a perceived
conflict of interest. The City Attorney has filed a request with the FPPC for a
MINUTES March 1
PALM QESERT PLANNING COMMISSIGN 1=24
ruling on the matter and expects an answer within the next 30 days in time for
the first City Council meeting of April.
V. ORAL COMMUNICATIONS
NONE
VI. APPROVAL OF MINUTES
Request for approval of the March 1, 2011, meeting minutes.
Action:
Commissioner De Luna moved and Commissioner Tanner seconded the
approval of the March 1, 2011 meeting minutes. Motion carried 5-0.
VII. CONSENT CALENDAR
NONE
VIII. PUBLIC HEARINGS
Chair Campbell stated that anyone who challenges any hearing matter in
court may be limited to raising only those issues he, she or someone else
raised at the public hearing described herein, or in written correspondence
delivered to the Planning Commission at, or prior to, the public hearing.
A. Case No. CUP 11-51, University of Phoenix, Applicant.
That the Planning Commission approve the findings and adopt Planning
Commission Resolution No. 2547, approving Conditional Use Permit 11-51
for University of Phoenix in the S.I. zone, subject to the attached conditions.
Kevin Swartz, Assistant Planner, orally presented the salient points of his staff
report and PowerPoint presentation. He spoke about the layout of the project
site and where the classes would be held. The building includes seven
classrooms, a break room, a student resource center, a faculty resource area
and restrooms. The building currently has four other tenants as well.
The university would have four faculty members, eight staff members and up to
129 students. The school would operate Monday — Friday 8 a.m. to 5 p.m. and
evening classes would be held from 5:30 p.m. to 10:30 p.m. The weekend
classes would be held from 8 a.m. to 6 p.m. Mr. Swartz stated that there would
only be 32 students during the week for the Monday — Friday day -time classes.
During the weekday classes, the project would be 22 parking spaces short;
6
MINUTES
however, a reciprocal parking agreement is on file and staff does not believe
that this would create a problem. Staff conducted a traffic study indicating that
there is currently ample parking at all times for this use.
Mr. Swartz indicated that there were some changes to the conditions of
approval in the staff report and explained the new conditions put before the
Commissioners. He stated that in Condition #5, the word 'classroom' was
added; Condition #7 should state that 'the university shall have a maximum of
109 students at any one time'; and in Condition #8, the word 'instructors' was
removed since only the university need be licensed by the state of California,
not the instructors.
With that, staff recommended approval and Mr. Swartz offered to answer
questions.
Commissioner De Luna began by asking about the parking issue. She wanted
to know if a parking agreement was in place. Mr. Swartz indicated that there
was a reciprocal agreement in place.
Commissioner Dash asked if this was a relocation or a brand new site. Mr.
Swartz deferred to the applicant. Commissioner Limont also indicated that she
would direct her question to the applicant.
Chair Campbell declared the public hearing oven and asked the applicant to
step forward.
Harlan Lindholm, 4305 Endoaks Dr., Yorba Linda, CA, and Jeffery Abolino, 312
W. Brookshire, Orange, CA both approached the podium to answer questions.
To answer Commissioner Dash's question, they stated that this new location
was indeed a relocation. The current campus site is on Merle Street and is too
small for any anticipated growth. Commissioner Dash asked if both facilities
would be operated simultaneously. Mr. Lindholm said that they would not be at
this time, but if future growth merited, then that option would be revisited at a
later date.
Commissioner Limont asked how many students are at the current location. Mr.
Abolino stated that nearly 300 students attend the university currently. He said
that the students come one night per week and many students come at different
times for different classes. Commissioner Limont asked about the current facility
and if it was operable for test taking or licensing and if not, would the new
location be equipped for such. The gentlemen stated that the Merle location
wasn't equipped for that and that they didn't anticipate that the new location
would serve that function either. Finally, Commissioner Limont wanted to know
about evening security and if that would be provided. Mr. Lindholm stated that
currently there is a security guard on duty for evening/nighttime classes. He said
3
MINUTES March I
PALM DESERT PLANNING• ll 11 • ►
the guard shift begins at 3:30 or 4 P.M. and does not end until after the last
student has departed from the night class (which is usually about 10:30 p.m.).
He also said that the security patrol not only escorts students to their cars, but
that they also make sure that the building is locked.
Chair Campbell asked if security was already there. Mr. Abolino stated that at
the Merle facility there is not security there because the site is too small and
doesn't warrant the need. But the new site will certainly have security.
Commissioner De Luna asked about the number of students at the new facility
and how they would have 129 at the new facility but currently have 300 at the
Merle facility. Mr. Lindholm clarified that the 129 would be maximum daily
occupancy at the new facility and not the total number of students enrolled. Mr.
Abolino said that about 60 students take evening classes currently.
Hearing no other questions of the applicant, Chair Campbell invited anyone who
was IN FAVOR OF or IN OPPOSITION TO this project to come forward to
speak.
Mr. Tom Noble, 34360 Gateway Dr, Palm Desert came forward to speak in
favor of this project. His offices are in the same complex as the proposed site
and stated that his business and neighboring businesses are in favor of the
university coming to their site. He also stated that the security company that the
university uses is headquartered in this same complex, so that is another
benefit of this relocation. He offered to answer any questions.
Seeing no other indication of speakers, Chair Campbell declared the public
hearing closed and asked for Commissioner comments.
Commissioner Tanner began by welcoming the applicant to the new site in the
Coachella Valley and moved for approval. Commissioner De Luna seconded
the motion. Commissioner Limont stated that she wanted to ask a question of
staff before she voted. She asked Mr. Swartz if staff considered the 129
students at the new facility when calculating the parking study. Mr. Swartz
stated that the 129 students were considered for the study and that in fact, the
parking lot was virtually empty on the weekends, and with a reciprocal parking
agreement in place parking would not be a problem at most times of any given
day.
Commissioner Limont requested that a condition be added stating that the
university would be required to have security patrol on campus and she would
be able to vote in favor of the project.
Ms. Aylaian stated that currently that requirement was not part of the conditions
and the Commission would need to amend the motion to include that as part of
MINUTES
the conditions. Commissioners Tanner and De Luna both amended their motion
and second to include the condition that the university have security patrol on
site during the afternoon and evening classes until closing.
Commissioner De Luna commented briefly that she warmly welcomed the
university to Palm Desert and was happy to have another educational facility
here to serve the young community.
Action:
Commissioner Tanner amended his motion to include the security
requirement and Commissioner De Luna seconded the amended motion
to approve case CUP 11-51, subject to the attached and amended
conditions. The motion carried for approval 5-0.
Commissioner Tanner moved and Commissioner De Luna seconded
adopting Planning Commission Resolution No. 2547 recommending
approval of CUP 11-51, subject to the attached and amended conditions.
Motion carried 5-0.
IX. MISCELLANEOUS
NONE
X. COMMITTEE MEETING UPDATES
A. ART IN PUBLIC PLACES COMMISSION
Commissioner Campbell stated that the commission would meet
Wednesday, March 16, 2011.
B. LANDSCAPE BEAUTIFICATION COMMITTEE
Commissioner Limont mentioned that the committee wouldn't meet
until April.
C. PARKS & RECREATION
Commissioner Tanner said that the first Tuesday of April would be
the next meeting.
D. PROJECT AREA 4 COMMITTEE
Commissioner Dash briefly indicated that the meeting centered
around the proposed undergrounding project and to determine the
will of the residents in that area. A poll indicated that 2/3 of the
residents were not in favor of pursuing this project due to expense
and economics, since the demographics of the area indicate that
5
IT, vol: ►►►_
the average income of residents of that area is less than
$40,000/year. Other issues discussed centered on various
complaints including cyclists not following traffic laws and pieces of
the brick veneer falling off of the Fred Waring wall.
XI. COMMENTS
NONE
XII. ADJOURNMENT
Commissioner Tanner moved and Commissioner Limont seconded the
adjournment of the meeting by minute motion. The motion carried 5-0. The
meeting was adjourned at 6:17 p.m.
LAURI AYLAIAN, Secretary
ATTEST:
SONIA CAMPBELL, Chair
Palm Desert Planning Commission
/tb
C.1
RESOLUTION NO.2548
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM DESERT, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL APPROVE A
GENERAL PLAN AMENDMENT TO ADOPT THE UPDATE
OF THE HOUSING ELEMENT OF THE GENERAL PLAN
AND A NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT RELATING TO THE HOUSING ELEMENT
UPDATE.
WHEREAS, the Housing Element must be updated on a State mandated
schedule, currently required for the 2006-2014 planning period; and
WHEREAS, the Housing Element Update has been submitted to the
California Department of Housing and Community Development for review, and
they on March 3, 2011 notified the City that it complies with State law; and
WHEREAS, the Housing Element Update has complied with the
requirements of the "City of Palm Desert Procedures for Implementation of the
California Environmental Quality Act," Resolution No. 10-26, and the Director of
Community Development has determined that the project required an Initial
Study resulting in a Negative Declaration; and
WHEREAS, the Planning Commission of the City of Palm Desert,
California did, on the 5ch day of April, 2011, hold a duly noticed public hearing to
consider the Update of the Housing Element of the General Plan; and
WHEREAS, the Planning Commission did, upon hearing and considering
all testimony and arguments, if any, of all interested persons desiring to be heard
find:
a) The proposed Housing Element Update is in the public interest and there
will be a community benefit, insofar as the proposed Housing Element
facilitates the development of housing for all residents of Palm Desert.
Development of housing for residents of all income levels will also reduce
the vehicle miles traveled in the city, which will improve the regional air
quality and reduce wear and tear on public streets and infrastructure, all of
which is in the public interest.
b) The proposed Housing Element Update is consistent with the goals and
policies of the General Plan, insofar as it is consistent with the other
elements of the General Plan, and implements policies and programs
directly relating to residential land uses.
Planning Commission
Resolution No.2548
G PA 11-089
April 5, 2011
Page 2 of 2
c) The proposed Housing Element Update does not conflict with provisions
of the Zoning Ordinance, insofar as the required rezoning of certain
parcels will be consistent with existing Zoning districts and standards. As
is specifically described in the Housing Element update, specific other
clauses in the Zoning Ordinance will be revised to enhance the
effectiveness of the Housing Element.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of Palm Desert, as follows:
1. That the above recitations are true and correct and constitute the
findings of the Planning Commission in this case.
2. That the Planning Commission recommends to the City Council
approval of a Negative Declaration of Environmental Impact for
Case No. 11-089, the Housing Element Update.
3. That the Planning Commission recommends to the City Council
approval of Case No. 11-089, the Housing Element Update.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Pam
Desert Planning Commission held on this 5`h day of April, 2011 by the
following vote, to wit:
AYES: CAMPBELL, LIMONT, TANNER AND DASH
NOES: NONE
ABSENT: DE LUNA
ABSTAIN: NONE
ATTEST: -
Sonia Campbell, Chairperson
Lauri Aylaian, Secretary
Palm Desert Planning Commission
KEY LARGO SQUARE, L.P., FIRST STREET FINANCIAL CENTER, L.P.
& LOMITAS, L.P
Response and Objection to General Plan Amendment Case No. GPA 11-089
May 11, 2011
To: City of Palm Desert- City Council, Planning Commission and Planning Department
Re: General Plan Amendment, Case No. GPA 11-089
KEY LARGO SQUARE, L.P., FIRST STREET FINANCIAL CENTER, L.P. & LOMITAS, L.P.
(Collectively the "Owners") provide this response and objection to General Plan Amendment
Case No. GPA 11-089 (the "Proposed Amendment"). The Proposed Amendment and related
negative declaration are being undertaken by the City of Palm Desert ("City") to facilitate the
construction of affordable housing units on land including our two parcels. Our land comprises
approximately 74 acres and based upon discussions over the past five years the required land area
for the proposed housing sited on our parcels would require approximately 15-20 acres. While
we welcome the opportunity to build such housing the City has been unwilling to work with us in
any meaningful manner to provide the necessary contribution to build such housing. As such we
object to the inclusion of our land area in the Proposed Amendment without conditions described --
herein.
The depiction of such housing on our parcels has existed for many years without any action to -
date notwithstanding our efforts to develop affordable housing. While we are supportive of thisN
ultimate use and have made continuing efforts going back at least FOUR years with City staff tor.
develop such units, the reality is the City and its agencies have not worked together with the
owner to fund such units in a timely manner. Every overture made by Owner to develop such
units is met with the same response to the effect that the City is intent upon rehabilitating o
existing units and will not provide funding for units on our land unless our requested
contribution is consistent with rehab units. The Owners have repeatedly pointed out that this
places an unjust, unrealistic and unwarranted burden on our land because the City and related
fees for new units total approximately $20,000 per unit. As a consequence, no affordable units
can ever be constructed on our site because the contribution required is $20,000 higher (the
amount of the fees) than rehab units and the City has indicated it will not contribute those added
fees. All proposals made have been responded to with this position.
The General Plan is essentially the constitution of the City; regulations and ordinances, including
zoning, should be subordinate and conform to it. The announcement for this hearing advises that
this change to the General Plan requires further action "...on the part of the City, including
changes to the Zoning Ordinance text and map. " Indeed such action is required within a
reasonable period of time: "(c) In the event that a zoning ordinance becomes inconsistent with a
general plan by reason of amendment to the plan, or to any element of the plan, the zoning
ordinance shall be amended within a reasonable time so that it is consistent with the general plan
as amended." Emphasis added. See Gov. Code, § 65860.
The current General Plan designation of our parcels is C-R, Regional Commercial. The Zoning
is PC-3, Planned Commercial, with an FCOZ overlay. So the General Plan and Zoning are
presently compatible -- as they should be. However, if the General Plan is revised to allow
housing as reflected in the Proposed Amendment, it will not be compatible with the PC-3 zoning.
So clearly rezoning is required. The parcel or our property that the zoning is to be applied to is a
large parcel and there is no currently accepted master plan. So it is undetermined where the units
will be located, even though possible locations have been discussed with staff on numerous
occasions. Given this uncertainty, in addition to the conditions for contributions, planning
flexibility is needed. We believe the best way to achieve this is with an overlay over the entire
site, such as was done with the FCOZ overlay.
The Zoning ordinance contains a PCD overlay which would appear to accommodate all the uses
that have been discussed for our site. Since the General Plan is being amended for the housing
element for the period 2006-2014, this overlay should be applied at least for that period. In
contemplating this General Plan action, the City should not do anything that leaves additional
burdens on the affordable developer. If the General Plan is revised without a corresponding
revision to the zoning code to allow housing, it would be an undue burden for the developer,
requiring the developer to process a zoning application. If the City is the initiating party, the
zone change is easy and efficient to complete. If it is left for the developer to complete, many
studies and submissions are triggered needlessly. Since the City is proposing a negative
declaration, the developer should be exempted from any studies explicitly or implicitly included
in that declaration, including without limitation traffic studies and greenhouse gas studies. If the
PCD overlay is adopted, the City will retain full power to review and approve master
development plans and suffers no loss of control thereby.
If the City truly wants to make changes that will lead to the future development of new affordable
units, it should first recognize that such units are incredibly difficult to complete. Just look back
at the City's history and consider when you have been able to complete new units. New units
should be preferred but instead have an inherent disadvantage with City staff compared to
rehabilitated units. Existing apartments can be rehabilitated for a contribution that ranges
between $60-80,000 per unit. Even if new units could be built for that level of contribution, city
fees, school fees and utility charges still all have to be paid, which in total may amount to
$20,000 per unit. So, new units will always have a disadvantage unless the decision makers
appropriately place the premium that is obvious in developing new units.
The current method of developing affordable units is based on a mixture of governmental funds
and tax incentives. This assistance is necessary because rent restricted affordable units do not
produce any significant cash flow and are therefore unable to service normal construction to
permanent debt. The Proposed Amendment commits approximately 15-20 acres on our land for
the affordable housing use. If the city does not concurrently, with the Proposed Amendment,
appropriately revise the zoning to conform and make realistic commitments to fund the
affordable units to be built, the effect is to render a large parcel of our land undevelopable. This
is no benefit to the city and unacceptable to the land owner.
In summary, our response is that we conditionally support the proposed housing use on our
parcel provided that the Cityand its related agencies are required:
To commit to work with the Owner, in good faith, to provide funding for the phases of
said units within six months of adoption with an amount of contribution that includes the
added fees for the new units or otherwise the designation as to our land is deleted from
the Proposed Amendment. Without such commitment the Owner states the present action
is unwarranted and an improper burden on its property; and
2. Commits to complete the zone changes to PCD overlay.
Failing such conditions then the Owner's oppose the Proposed Amendment to the extent it
includes any mention of Owners' property. Owners request that this document be placed in the
public files as our response and that Darryl Moore be permitted be permitted to address the
meeting as Ow4ds' representative.
Ken Cad6zarite, President of General Partner of Owners